19SN0629
CASE NUMBER: 19SN0629
APPLICANT: Swift Creek Holdings, LLC
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
ADDENDUM
Board of Supervisors (BOS)Hearing:
OCTOBER 23, 2019
BOSTime Remaining:365 DAYS
Applicant’s Contacts:
WILLIAM SHEWMAKE (804-343-5035) 228.7 Acres – 12900, 12901, 13000, 13110,
Planning Department Case Manager: and 13100 Quailwood Rd.
JOSH GILLESPIE (804-796-7122) SWIFT CREEK STATION
REQUESTS
Request I: Rezoning from Residential (R-12) to Residential Multi-Family (R-MF) of 53.1 acres,
Residential Townhouse (R-TH) of 93 acres, and Residential (R-12) of 82.6 acres with conditional use
planned development on 228.7 acres to permit commercial uses and ordinance exceptions.
Request II: Waiver to street subdivision connectivity requirements to Quailwood Road.
Notes:
A.Conditions may be imposed or the property owners may proffer conditions.
B.Proffered Condition 13 is located in Attachment 1.
C.AFTER PUBLIC ADVERTISEMENT OF THIS CASE, THE APPLICANT SUBMITTED AN ADDITIONAL PROFFERED
CONDITION. THE BOARD OF SUPERVISORS MUST UNANIMOUSLY AGREE TO SUSPEND THEIR RULES TO
CONSIDER THIS REVISED PROFFERED CONDITION.
SUMMARY
A master planned development (Swift Creek Station), including a mix of residential (single-family,
cluster, townhouses, and multi-family), office, and commercial uses is planned. A maximum of 799
dwelling units are proposed on 212.7 acres, yielding a density of 3.8 dwelling units peracre.
Commercial and office uses, located on the proposed Bailey Bridge Connector, would occupy 16
acres with accommodations for outdoor entertainment and civic gatherings. A minimum of 75
acres of open space is planned throughout the development. Access is proposed from Cameron
Bay and Holly Bark Drives, Hollyview Parkway, and Bailey Bridge Road and Brad McNeer Parkway
via the planned Bailey Bridge Connector. A waiver to street connectivity requirements to
Quailwood Road is requested which requires a separate motion. Exceptions to ordinance standards
are requested to accommodate thedevelopment.
The traffic impact of this development could be valued between $3,758,927 and $4,802,830,
depending on the residential unit types. The applicant has proffered to provide an off-site sidewalk
improvement along Bailey Bridge Road, estimated at $476,000 in value, and to make the
appropriate road case proffer payment based on the corresponding residential unit type minus the
estimated sidewalk improvement value on a per unit basis. Construction of the Off-Site Bailey
Bridge Connector, from Brad McNeer Parkway to Swift Creek has been estimated to be valued at
approximately $11,460,000. Should the applicant construct this off-site improvement, road cash
Providing a FIRST CHOICEcommunity through excellence in public service
proffer payments would no longer be required. No certificate of occupancy will be issued on the
property until the Off-Site Bailey Bridge Connector is completed.
The applicant has proffered design and architectural standards (summarized on pages 9-10) to
ensure a well-designed, quality development that would complement the surrounding community.
ADDENDUM
The purpose of this Addendum is to provide the Board of Supervisors with an additional Proffered
Condition 13 submitted by the Applicant on October 23, 2019 relative to minimum dwelling size
for single-family dwellings on noncluster lots. Specifically,each dwelling shall contain a minimum
gross floor area of 2000 square feet.
Staff continues to recommend approval as outlined below.
RECOMMENDATIONS
REQUEST I: REZONING
PLANNING
APPROVAL
COMMISSION
REQUEST II: WAIVER TO STREET CONNECTIVITY
(9/17/19)
APPROVAL
REQUEST I: REZONING
PLANNING – APPROVAL
Proposed residential uses comply with the recommendations of the
Comprehensive Plan relative to density, provision of housing
diversity, and guidelines for development on smaller lots.
Integration of commercial and office uses within a larger, master-
planned residential community ensures compatibility with, and
appropriate transition to surrounding residential development, and
provides convenience for area residents.
Accommodations for pedestrian and bikeway connections
throughout development and connecting to overall bike and trails
network.
STAFF
Qualitydesign and architecture provide for a convenient, attractive
and harmonious community that would be comparable in quality to
the surrounding communities.
TRANSPORTATION – APPROVAL
The development’s traffic impact will be addressed by providing cash
payments and/or road improvements.
REQUEST II: WAIVER TO STREET CONNECTIVITY – APPROVAL
Adequate access to the development is achieved by other road
connections
The road connection is not required, per VDOT, to ensure state
acceptance of development roads
219SN0629-2019OCT23-BOS-RPT-ADD
CASE HISTORY
Applicant Submittals
5/31/2019 Application submitted
7/17/2019 Application amended
7/17, 7/18, Proffered conditions, Textual Statement and exhibits submitted.
7/23, 8/19,
9/9,9/12 &
10/23/2019
The Board of Supervisors on Wednesday, October 23, 2019, beginning at 6:00 p.m., will
consider this request.
319SN0629-2019OCT23-BOS-RPT-ADD
ATTACHMENT 1
PROFFERED CONDITION 13
October 23, 2019
13. Minimum Dwelling Size – Single Family (non-cluster). Single family dwellings on non-
cluster lots shall contain a minimum gross floor area of 2000 square feet. (P)
419SN0629-2019OCT23-BOS-RPT-ADD
CASE NUMBER: 19SN0629
APPLICANT: Swift Creek Holdings, LLC
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors (BOS)Hearing:
OCTOBER 23, 2019
BOSTime Remaining:365 DAYS
Applicant’s Contacts:
WILLIAM SHEWMAKE (804-343-5035) 228.7 Acres – 12900, 12901, 13000, 13110,
Planning Department Case Manager:
and 13100 Quailwood Rd.
JOSH GILLESPIE (804-796-7122)
SWIFT CREEK STATION
REQUESTS
Request I: Rezoning from Residential (R-12) to Residential Multi-Family (R-MF) of 53.1 acres,
Residential Townhouse (R-TH) of 93 acres, and Residential (R-12) of 82.6 acres with conditional use
planned development on 228.7 acres to permit commercial uses and ordinance exceptions.
Request II: Waiver to street subdivision connectivity requirements to Quailwood Road.
Notes:
A.Conditions may be imposed or the property owners may proffer conditions.
B.Proffered conditions, textual statement and exhibits are located in Attachments 1 - 3
SUMMARY
A master planned development (Swift Creek Station), including a mix of residential (single-family,
cluster, townhouses, and multi-family), office, and commercial uses is planned. A maximum of 799
dwelling units are proposed on 212.7 acres, yielding a density of 3.8 dwelling units per acre.
Commercial and office uses, located on the proposed Bailey Bridge Connector, would occupy 16
acres with accommodations for outdoor entertainment and civic gatherings. A minimum of 75
acres of open space is planned throughout the development. Access is proposed from Cameron
Bay and Holly Bark Drives, Hollyview Parkway, and Bailey Bridge Road and Brad McNeer Parkway
A waiver to street connectivity requirements to
via the planned Bailey Bridge Connector.
Quailwood Road is requested which requires a separate motion. Exceptions to ordinance standards
are requested to accommodate thedevelopment.
The traffic impact of this development could be valued between $3,758,927 and $4,802,830,
depending on the residential unit types. The applicant has proffered to provide an off-site sidewalk
improvement along Bailey Bridge Road, estimated at $476,000 in value, and to make the
appropriate road case proffer payment based on the corresponding residential unit type minus the
estimatedsidewalkimprovementvalueon a per unit basis. Constructionof the Off-Site Bailey
Bridge Connector, from Brad McNeer Parkway to Swift Creek has been estimated to be valued at
approximately $11,460,000. Should the applicant construct this off-site improvement, road cash
proffer payments would no longer be required. No certificate of occupancy will be issued on the
property until the Off-Site Bailey Bridge Connector is completed.
The applicant has proffered design and architectural standards (summarized on pages 9-10) to
ensure a well-designed, quality development that would complement the surrounding community.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
REQUEST I: REZONING
PLANNING
APPROVAL
COMMISSION
REQUEST II: WAIVER TO STREET CONNECTIVITY
(9/17/19)
APPROVAL
REQUEST I: REZONING
PLANNING – APPROVAL
Proposed residential uses comply with the recommendations of the
Comprehensive Plan relative to density, provision of housing
diversity, and guidelines for development on smaller lots.
Integration of commercial and office uses within a larger, master-
planned residential community ensures compatibility with, and
appropriate transition to surrounding residential development, and
provides convenience for area residents.
Accommodations for pedestrian and bikeway connections
throughout development and connecting to overall bike and trails
network.
STAFF
Qualitydesign and architecture provide for a convenient, attractive
and harmonious community that would be comparable in quality to
the surroundingcommunities.
TRANSPORTATION –APPROVAL
The development’s traffic impact will be addressed by providing cash
payments and/or road improvements.
REQUEST II: WAIVER TO STREET CONNECTIVITY – APPROVAL
Adequate access to the development is achieved by other road
connections
The road connection is not required, per VDOT, to ensure state
acceptance of development roads
219SN0629-2019OCT23-BOS-RPT-C
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the Public Facilities Plan recommends a new high school in
the vicinity of Branders Bridge, Bradley Bridge and Iron Bridge Roads
SCHOOLS
north of Swift Creek. However, at this time, a budget has not been
developed for the acquisition of land or construction of this school
facility as recommended in the Plan.
The Plan recommends a new library in the vicinity of Otterdale Road and
Hull Street Road to address service gap and demand issues related to
LIBRARIES
increases in population anticipated in this area of the county. Land for
expansion or replacement of this facility or new facility has not been
acquired.
319SN0629-2019OCT23-BOS-RPT-C
419SN0629-2019OCT23-BOS-RPT-C
Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for residential development at a maximum density
of 2-4 units per acre.
Surrounding Land Uses and Development
519SN0629-2019OCT23-BOS-RPT-C
PLANNING
Staff Contact: Josh Gillespie (804-796-7122) gillespiejo@chesterfield.gov
Zoning History
Case Number Request
Rezoning of 220.2 acres, including a portion of the request property, to
Residential (R-12) with Conditional Use Planned Development to permit
exceptions to Ordinance requirements.
Mixture of residential uses (single family, condominium and cluster) with
community recreation.
Density limited to 2.2 dwelling units per acre, yielding approximately 484
06SN0234*
Approved dwelling units.
(06/2007)
Transportation contribution of $8,915 per dwelling unit used to construct a
two lane road for the collector (the “Bridge”) from the southern RPA line of
Swift Creek to Brad McNeer Parkway.
Cash proffer of $6,685 per dwelling unit to address impacts on parks, libraries,
schools and fire stations.
Waiver to street connectivity requirements to Quailwood Road.
Rezoning of 3 acres (08SN0212) and 2.1 acres (08SN0213) to Residential (R-
12) with Conditional Use Planned Development to permit exceptions to
Ordinance requirements.
08SN0212*
Residential multifamily condominiums and single family uses developed in
and
conjunction with adjacent property zoned with Case 06SN0234.
08SN0213*
Density limited to 2.2 dwelling units per acre, yielding approximately 10
Approved
dwelling unit.
(7/2008)
Cash proffer of $18,080 per dwelling unit to address impacts on roads, parks,
libraries, schools and fire stations.
Waiverto street connectivity requirements to Quailwood Road.
*The staff reports for these casesanalyzed the impact of the proposed development on public
facilities and the applicant’s offers to mitigate that impact.
Proposal
A 228.7-acre master-planned community containing multiple residential neighborhoods with a
commercial/office center is proposed. Residential types include single family detached and
attached, townhouse and multifamily dwellings. Open spaces, located throughout the
development, would be connected by a network of pedestrian and bike paths, including along
Swift Creek.The development would be divided into 16 development areas (“Tracts”) as included
on the project Land Use Plan (on page 8 and in the Design Master Plan, Attachment 3). The
permitted uses included in each Tract are as follows:
619SN0629-2019OCT23-BOS-RPT-C
Tracts 1-4 - 16 acres. Corporate Office (O-2)and Neighborhood Business (C-2) uses
and public and community gathering places. Planned commercial uses also
include a craft brewery with public address system and fast food
restaurant (without drive-in window).
Tract 5 - 37.1 acres. Maximum of 350 multi-family dwelling units with a clubhouse.
Tracts 6-9 - 63.9 acres. Maximum 300 townhouses and condominiums.
Tracts 10 - 28.4 acres. Maximum 150 age-restricted quads, duplexes and townhouses
Tracts 11-16 - 83.3 acres. Single-family residential dwellings to include cluster lots.
Adjustments to Tract boundaries would be permitted at the time of plan review provided the
Tracts maintain their general relationship to one another. The Tract boundaries may also be
altered and relocated to accommodate and incorporate the location of the Baily Bridge
Connector approved by the Transportation Department. Prior to submittal of any site or
preliminary subdivision plan, an updated project Land Use Plan will be provided to the Planning
Department. The updated land use plan will track the status of exceptions that are limited to
30% of zoning districts. (Textual Statement, VIII.A.)
719SN0629-2019OCT23-BOS-RPT-C
819SN0629-2019OCT23-BOS-RPT-C
The Comprehensive Plan
The Comprehensive Plan suggests that the property is appropriate for residential uses at a density
of two (2) to four (4) dwelling units per acre. The Plan provides for lot sizes ranging between 12,000
and 25,000 square feet, but notes that dwellings on smaller lots may be appropriate under certain
circumstances. These include the provision of compensating usable open space to maintain the
overall density recommendations and quality design standards.
Further, the Plan suggests that in unique development proposals, office and commercial uses may
be appropriate when located within new planned subdivision developments at intersecting collector
and/or arterial roads. These uses are intended to provide services primarily to the immediate
neighborhoods while ensuring compatibility with, and minimizing impact on, residential
development. Located along the proposed Bailey Bridge Connector, the planned commercial and
office center would serve existing and anticipated residential developments using intersecting
residential collector roads. While larger than typical neighborhood commercial nodes anticipated
by the Plan, given the scale of this larger planned community, its accommodation of pedestrian and
vehicular interconnectivity, and the incorporation of quality design standards, the proposed center
is consistent with the intent of the Plan in achieving a well-designed, integrated and high quality
community. As conditioned, compatibility and transition to area residential development would be
maintained.
Design
High quality development addresses the Comprehensive Plan goals for strong and sustainable
neighborhoods that are visually attractive, well-planned and well-maintained, and which create
unique and viable places and enhance the community. Further, the purpose and intent of the
zoning ordinance to promote the health, safety, convenience and general welfare of the public
includes the creation of convenient, attractive and harmoniouscommunities, protection against
overcrowding of land, and protection of the natural environment. As such, developments that
promote unique, viable and long-lasting places and enhance the community are encouraged.
The following provides an overview of design standards offered as part of this request
(Attachments 1-3 – Proffered Conditions, Textual Statement and Design Master Plan).
Community Design
Integrated mix of residential, retail and office uses, with open spaces and recreational
o
amenitiessuch as pocket parks, community gardens, multi-purpose fields and a dog
park
Internal road and alley connections and pedestrian-friendly streetscape including
o
street trees on both sides of streets, streetlights, signs, and similar amenities
County Bikeways and Trails, sidewalks and trails within the Property to connect people
o
within the development and to convenience commercial services and the surrounding
areas
Focal points within various residential communities to facilitate neighborhood
o
gatherings
Lot Design Standards
Sodded front yards or drought resistant plants
o
919SN0629-2019OCT23-BOS-RPT-C
Supplemental yard trees
o
Foundation plantings
o
Screening of utility unit (HVAC, generators, etc.)
o
Hardscaped walkways
o
Architecture (established by the Textual Statement and Master Plan)
Foundation walls: brick, stone, brick or stone veneer, EIFS. Matching
o
foundations and first floor extensions including chimneys, bay windows, etc.
Siding: variety of materials. Vinyl siding only permitted for single-family detached
o
units, at a thickness of 0.046”
Roofing: dimensional shingles, natural slate, synthetic slate, standing seam
o
metal, membrane (for flat roofs behind parapet)
Chimney materials
o
Window muntin treatment
o
Shutters: installed to be operable or appear to be operable
o
Porches: brick, concrete, stone, hardwood planks, or synthetic wood a minimum
o
of four (4) feet. Front and street porches must be open
Stoops: brick, concrete, stamped concrete, aggregate concrete, or stone
o
Decks not be visible from front street
o
Railings and front yard fencing materials and type
o
Garages: project no further than five (5) feet beyond the front line of the first
o
floor living area and include at least two (2) architectural elements. Detached
garages compatible with residential units served
Loading, trash collection, and other service and utility areas located to the rear or
o
sides of buildings
Mechanical equipment: views minimized through integration into the architectural
o
treatment of the building, or use of architectural walls, fencing, or landscaping
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions include quality design and architectural elements that are comparable in quality to
that of the surrounding community.
Waiver to Street Connectivity – Quailwood Road
The Residential Subdivision Connectivity Policy requires that streets in new subdivisions connect
to all adjacent stubs designated as local streets. This connection may be waived during
consideration of a rezoning request.
An exception to the Policy is requested to Quailwood Road. The applicant proposes to connect
to Holly View Parkway, Holly Bark Drive and Cameron Bay Drive, as well as to Brad McNeer
Parkway and Bailey Bridge Road using theplanned Bailey Bridge Connector. These connections
provide sufficient street access to disperse the traffic generated by the proposed development
without placing a traffic burden on a particular stub road. Staff supports this waiver.
1019SN0629-2019OCT23-BOS-RPT-C
COUNTY TRANSPORTATION
Staff Contact: Steve Adams (804-748-1037) adamst@chesterfield.gov
Existing zoning on the property (Cases 06SN0234, 08SN0212, and 08SN0213), permits a mixture
of residential uses (single family, condominiums, and cluster homes)at a maximum density of
494 dwelling units. Based on single family trip rates, it was anticipated the site could generate
4,531average daily trips.
Trip Generation:
With this request, the applicant is requesting to rezone the property (228.7 acres) to Residential
Multi-family (R-MF, 53.1 acres), Residential Townhouse (R-TH, 93 acres), and Residential (R-12,
82.6 acres) with a conditional use to permit commercial uses. The applicant submitted a traffic
study that satisfies the Transportation Department’s requirements. Per Proffered Condition 4,
the applicant has committed to a maximum transportation density (or equivalent) as follows:
Residential Transportation Density:
150 single family lots
150 multi-family (low-rise) units
350 multi-family (mid-rise) units
150 senior adult housing (attached) units
Commercial Transportation Density:
14,000 square feet of pharmacy with drive-thru
3,000 square feet of high-turnover sit-down restaurant
4,000 square feet of fast-food restaurant with drive-thru*
2,000 square feet of coffee/donut shop with drive-thru*
12 fueling position super convenience market/gas station*
*STAFF NOTE: It is important to note that some of the uses identified in the traffic density condition
would not be permitted in this case (i.e., fast food restaurants with drive-thrus and gas stations with
more than 8 fueling positions).
Based on the trip generation rates for the above uses, the proposed development could generate
approximately 13,250 average daily trips. Based on proffered conditions and connections to
adjacent properties, these vehicles will be initially distributed to Brad McNeer Parkway and Bailey
Bridge Road via the proposed north/south arterial (“Bailey Bridge Connector”), Cameron Bay
Drive, Holly View Parkway and Holly Bark Drive.
Thoroughfare Plan:
There are several roads in this area that are shown on the County’s Thoroughfare Plan(exhibit
on page 16). Both Bailey BridgeRoad and Brad McNeer Parkway are shown as major arterials
with a recommended right of way width of ninety (90) feet. Holly View Parkway is a collector
with a recommended right of way width of seventy (70) feet. In 2018, the VDOT traffic counts
on Bailey Bridge Road, Brad McNeer Parkway and Holly View Parkway were 12,500 vehicles per
day (vpd), 11,000 vpd, and 840 vpd, respectively. From the traffic study, a figure is included
1119SN0629-2019OCT23-BOS-RPT-C
showing the intersection levels-of-service based on a 2038 build condition, including the
proposed rezoning.
The Thoroughfare Plan identifies a proposed north/south arterial (the “Bailey Bridge Connector”)
with a recommended right of way width of ninety (90) feet extending from Bailey Bridge Road,
across Swift Creek, to Brad McNeer Parkway. Constructing the Bailey Bridge Connector across
Swift Creek will require a substantial bridge structure. The Bailey Bridge Connector alignment
extends through the property. The applicant has proffered to dedicate right of way and construct
the Bailey Bridge Connector as a two-lane road with a shared use path from Brad McNeer
Parkway, through the property, to the southern terminus on the property (Proffered Conditions
6, 7.a, and 7.c). The final alignment of the Bailey Bridge Connector has not been determined by
staff.
In January 2018, the Board appropriated $22,960,000 in anticipated VDOT reimbursements to
proceed with the Bailey Bridge Road-Brad McNeer Parkway Connector Project (“Bailey Bridge
Connector”). The project is funded with federal and state funds. The project is a part of the
Streamline 360/288 Improvements, which is a multi-year, phased plan of multiple roadway
improvements to ensure safer, faster, and more efficient travel along Route 360 and Route 288.
The project will construct a two-lane roadway with a shared use path between Brad McNeer
Parkway and Bailey Bridge Road. It includes intersection improvements (i.e. roundabout) at the
Bailey Bridge Connector and Brad McNeer Parkway intersection. It is anticipated project will be
under construction in 2023 with completion in late 2024/early 2025.
Access:
The property has potential access through four (4) stub road rights-of-way: Cameron Bay Drive,
Holly View Parkway, Holly Bark Drive, and Quailwood Road. Each potential connection will be
discussed below:
Included in the Subdivision Ordinance is the Planning Commission’s Stub Road Policy. The Policy
suggests that subdivision streets anticipated to carry 1,500 vehicles per day or more should be
designed as “no-lot frontage” collector roads. Cameron Bay Drive (1,400 vpd, 2018 VDOT traffic
county) and Holly View Parkway (840 vpd, 2018 VDOT traffic count) are considered collector
roads. Cameron Bay Drive has an approximate pavement width of thirty (30) feet with curb and
gutter along both sides and sidewalk along one side. This request will result in additional traffic
using Cameron Bay Drive to and from the Route 360 and Commonwealth Center Parkway area.
To provide for connectivity but to minimize impacts to the adjacent subdivision, the applicant
has proffered to design and construct Cameron Bay Drive Extension as a circuitous route and
provide traffic calming devices, acceptable to VDOT, from the existing Cameron Bay Drive
terminus to the Bailey Bridge Connector intersection (Proffered Condition 7.d).
and is a potential alignment
Holly View Parkway is shown as a collector on the Thoroughfare Plan
for the Bailey Bridge Connector. Holly View Parkway is twenty-two (22) feet in width with ditches
and shoulders along both sides and no sidewalks. The existing road is built for approximately 600
feet north of the Bailey Bridge Road intersection. For this property to connect, the applicant
would have to design and construct an additional 600 feet within the existing county right-of-
way, which is off-site of the property.
1219SN0629-2019OCT23-BOS-RPT-C
Holly Bark Drive (230 vpd, 2018 VDOT traffic count) is a local road which serves multiple single-
family lots. It is not anticipated that extension of Holly Bark Drive into the property would exceed
1,500 vpd per the Planning Commission’s Stub Road Policy.
Quailwood Road (140 vpd, 2018 VDOT) is a narrow roadway with poor vertical alignment. The
applicant has proffered no direct vehicular access to Quailwood Road (Proffered Condition 5.b).
Transportation Improvements:
Section 19.1-231 of the County Code outlines the general requirements to meet the needs of the
traffic generated by a proposed development, including acceptable levels of service. This
proposed mixed-use development would contribute to an identifiable need for transportation
improvements. The applicant has offered the following:
Vehicular Access (Proffered Condition 5):
No direct access to Quailwood Road.
Bailey Bridge Connector access based on an approved access plan.
Public access to be provided to Tax ID 732-673-5070 in conjunction with development of Tract
9.
Dedication (Proffered Condition 6):
Dedication of ninety (90) foot wide right of way for the Bailey Bridge Connector (Note: The
final alignment of the Bailey Bridge Connector has not been approved. Final alignment will
be determined by study and public involvement at a later date.)
Transportation/Road Improvements (Proffered Condition 7):
Off-site Bailey Bridge Connector as a two-lane road and bridge with a shared use path from
Brad McNeer Parkway over Swift Creek (approximately 1,000 feet). This includes construction
of off-site improvements at the Brad McNeer Parkway intersection.
Off-site sidewalk along the south side of Bailey Bridge Road from Battlecreek Drive to Bailey
Hill Road (approximately 1,400 feet).
On-site Bailey Bridge Connector as a two-lane road with a shared use path from Swift Creek,
through the Property, to the southern property line based on an approved alignment. This
includes construction of intersection improvements at each approved access.
If Cameron Bay Drive is extended, extension shall be designed and constructed to provide a
circuitous alignment with traffic calming devices, as approved by VDOT.
Construction of a sidewalk from Village Square School Lane to the Bailey Bridge Connector.
Transportation Phasing Plan (Proffered Condition 8):
Phasing plan approval prior to any plan approval.
With initial development and prior to issuance of any certificate of occupancy, Off-Site Bailey
Bridge Connector (Brad McNeer Parkway over Swift Creek) shall be completed.
Prior to the issuance of any certificate of occupancy for more than 350 dwelling units, the off-
site Bailey Bridge Road sidewalk shall be completed.
1319SN0629-2019OCT23-BOS-RPT-C
Road Cash Proffers:
The property is within Traffic Shed 12, which encompasses a large area in the south-central part
of the county. Many roads in this part of the county have little or no shoulders, fixed objects
(trees) adjacent to the edge of the pavement and poor vertical and horizontal alignments. The
traffic volume generated from this proposed residential development will contribute to an
identifiable need for transportation facility improvements to these roads in excess of existing
transportation facility capacity. Roads in this shed or which serve this shed need to be improved
or widened to address safety and accommodate increased traffic, including the increased traffic
from the proposed development.
An applicant may choose to address the development’s impact on the county’s road
transportation network through dedication of property, construction of road improvements, or
a cash proffer. If an applicant elects to offer cash to address the impact on the county’s road
transportation network, Transportation staff has calculated the average impact of a single-family
dwelling unit on the road network to be $12,652; however, the Board of Supervisors has adopted
a policy establishing that it would accept a maximum cash proffer of $9,400 per dwelling unit as
addressing the traffic impacts of residential development, withall of the funds to be dedicated
towards improvements to the transportation network. The Policy allows the county to consider
mitigating circumstances about a proposed development. In this case, the residential
development is not limited to a specific type. Based on the volume of traffic it generates:
A single-family unit traffic impact could be addressed by $9,400 per unit.
A townhouse/condominium unit, which generates 63% of the traffic of single-family dwelling
unit, traffic impact could be addressed by $5,922 per unit.
An apartment unit, which generates 60% of the traffic of single-family dwelling unit, traffic
impact could be addressed by $5,640 per unit.
A senior housing detached unit, which generates 46% of the traffic of single-family unit, traffic
impact could be addressed by $4,324 per unit.
A senior housing attached unit, which generates 31% of the traffic of single-family unit, traffic
impact could be addressed by $2,914 per unit.
As noted in the Transportation Improvements, the applicant has proffered to provide an off-site
sidewalk improvement along Bailey Bridge Road (Proffered Condition 7.b). Construction of the
off-site sidewalk has been estimated to be valued at approximately $476,000. It should be noted,
however, that the actual cost to provide this off-site improvement could be more or less than
this amount. The applicant has proffered to make the appropriate road cash proffer payment
based on the corresponding residential unit type minus the estimated off-site improvement value
on a per unit basis. Based on the maximum proffered number of units and the estimated off-site
improvement (sidewalk) value, the resulting per unit cash proffer amount would be $8,450 for
each single-family unit, $5,323 for each townhome/condominium unit, $5,070 per each
apartment unit, $4,324 for each senior housing detached unit, and $2,619 for each senior housing
detached unit (Proffered Condition 3.a). Depending on the residential unit types and the
maximum number of dwelling units (799) that can be developed on the property, the traffic
impact could be valued between $3,758,927 ($5,323 x 299 townhome units+ $5,070 apartment
units x 350 + $2,619 x 150 age-restricted attached units) and $4,802,830 ($8,450 x 200 single-
family lots + $5,323 x 300 townhome units + $5,070 x 299 apartment units).
1419SN0629-2019OCT23-BOS-RPT-C
Construction of Off-Site Bailey Bridge Connector, from Brad McNeer Parkway to Swift Creek, has
been estimated to be valued at approximately $11,460,000. It should be noted, however, that
the actual cost to provide the off-site improvement could be more or less than this amount.In
accordance with Proffered Condition 3.c, if the applicant were to construct this off-site
improvement, then the road cash proffer payments will no longer be required. Also, per
Proffered Condition 8, no certificate of occupancy will be issued on the property until such time
the Off-Site Bailey Bridge Connector has been completed as determined by the Transportation
Department.
Staff supports this request.
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VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Adam Wilkerson (804-674-2384) adam.wilkerson@vdot.virginia.gov
The proposed mixed-use development will be subject to the 2011 Secondary Street Acceptance
Requirements (SSAR) for all roads that are intended to be state maintained. VDOT recommends
that the applicant provide an access plan for all street connections foreach residential
neighborhood to have streets designed in accordance with current SSAR requirements, as each
phase of development must meet the Connectivity requirements of the SSAR regulation,
including multiple connections in multiple directions, and the requirement to tie into all state
maintained stub out streets abutting the property limits. Quailwood Road (Route 817) is not
classified as a stub out street; therefore, VDOT will not require a connection to this road. Any
sections of existing state right of way to be vacated must follow the VDOT Abandonment
process. All proposed sidewalks and shared use paths proposed in VDOT right of way shall be
designed in accordance with VDOT standards.
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
Mission
The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the
environment through a comprehensive fire and life safety program that ensures an adequate and
timely response to emergencies.
Response Times
The proposed development is located in the urban response zone for which Fire & EMS has a goal
of responding to at least 90% of the calls for service in under seven (7) minutes. Fire and EMS is
currently unable to meet that goal.
Nearby Fire/EMS Facilities
The Clover Hill Fire Station, Company Number 7
Anticipated Fire & EMS Impacts/Needs
Based on an average of .176 calls per dwelling, it is estimated that this development will generate
141 annual calls for Fire/EMS services.
Additional Fire and EMS Comments
When the property is developed, the number of hydrants, quantity of water needed for fire
protection, and access requirements will be evaluated during the plans review process.
1819SN0629-2019OCT23-BOS-RPT-C
LIBRARIES
Staff Contact: Jennifer Stevens(804-751-4998) stevensj@chesterfield.gov
Mission
The public library system’s role in the county has expanded beyond its traditional function as a
resource for information and materials, and now serves as a community gathering place for
educational, cultural and informational services; community support during emergencies;
economic development; and revitalization activities. The Public Facilities Plan, as part of the
comprehensive plan, indicates the following library needs countywide:
NearbyLibrary
Clover Hill Library
Additional Library Comments:
The Public Facilities Plan suggests the Clover Hill library should be expanded/replaced or a new
facility shall be constructed in the general vicinity at or near the current site. Land for expansion
of this facility has been acquired. The Plan additionallyrecommends a new library in the vicinity
of Otterdale Road and Hull Street Road to address service gap and demand issues related to
increases in population anticipated in this area of the county. Land for expansion or replacement
of this facility or new facility has not been acquired.
SCHOOLS
Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net
Mission
High performing, high quality public schools contribute to the quality of life and economic vitality
of the County. The comprehensive plan suggests a greater focus should be placed on linking
schools with communities by providing greater access, flexible designs and locations that better
meet the needs of the communities in which they are located.
Capital Improvements
The School Board FY2020 adopted Capital Improvement Plan (CIP) continues to support the 2013
voter approved school revitalization program that will replace or renovate ten schools and
construct one new elementary school to add capacity in the Midlothian area of the county. The
ten existing facilities that are part of the revitalization program are Beulah Elementary School,
Crestwood Elementary School, Enon Elementary School, Ettrick Elementary School, Harrowgate
Elementary School, Matoaca Elementary School, Reams Elementary School, Manchester Middle
School, Providence Middle School, and Monacan High School. A replacement Manchester Middle
School is planned for construction on the existing school site,and the Beulah Elementary School,
Enon Elementary School, Providence Middle School, and Monacan High School projects are
complete. Additional school construction projects include a Matoaca Middle School addition on
the east campus site, and the new Matoaca Elementary School will be constructed on the existing
1919SN0629-2019OCT23-BOS-RPT-C
west campus site. Upon completion of the east campus addition, the current west campus
building will be demolished and Matoaca Middle School will operate as a single, unified campus.
Information on the CIP and School Board approved construction projects can be found in the
financial section of the CCPS Adopted Budget for FY2020.
Anticipated School Impacts
AS NOTED BELOW, SCHOOLS COMMENTED ON THIS CASE BASED ON 2018-19 SCHOOL YEAR
DATA (ANNUAL STUDENT ENROLLMENT, CAPACITY AND TRAILER INFORMATION). STAFF
REQUESTED UPDATED COMMENTS FROM SCHOOLS BASED ON CURRENT YEAR (2019-20) DATA.
SCHOOLS ADVISES THAT THE 2019-20 SCHOOL YEAR DATA WILL NOT BE MADE AVAILABLE
UNTIL AFTER NOVEMBER 12, 2019 WHEN SUCH INFORMATION IS TO BE PROVIDED TO THE
SCHOOL BOARD AT THEIR WORK SESSION.
The anticipated student yield calculations use the Student Generation Factors (SGF) specific to
each of the school attendance zones where the proposal is located, instead of the previous
practice of using the countywide average SGF. Based on the Proffered Conditions and Textual
Statement dated September 9, 2019, using the number of housing units that could generate
students – maximum number of age-restricted units (150 Quad and Duplex units in Tract 10) was
removed from the total aggregated housing count (maximum of 799 dwelling proposed units),
the anticipated student yield is:
Elementary Middle High Total (1)
Anticipated Student Yield by 12545 88258
School Type
Schools Currently Serving Area Alberta SmithBailey Bridge Manchester
Current Enrollment 5921,560 2,068
2018-19
(2) 8201,599 2,378
Design Capacity
School Year
Enrollment Percent of Design 72%98% 87%
Capacity
Program Capacity (3)6881,538 2,192
Enrollment Percent of Program 86%101% 94%
Capacity
Total Number of Trailers 20 5
Number of Classroom Trailers 00 4
Note:
Based upon the average number of students per dwelling unit for each of the school attendance zones where the proposal
(1)
is located. Student Generation Factor (2017) is the actual total number of students by grade level divided by the actual total
number of housing units by housing type.
Design capacity is the maximum number of students the building can accommodate based on the Virginia Department of
(2)
Education Standards of Quality and the architectural program design of the existing building including all interior and
exterior renovations to date and an inventory of all available space. Design capacity does not include site-based initiatives
and is thus not subject to frequent change and represents prototypical design capacity using VDOE standards.
Program capacity is the maximum number of students the building can accommodate based on the Virginia Department
(3)
of Education Standards of Quality and the current school programming that may adjust the number of rooms used for core
or grade-level classrooms in the overall building design capacity.
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Public Facilities Plan
Post 2020, the Public Facilities Plan recommends a new high school in the vicinity of
Branders Bridge, Bradley Bridge and Iron Bridge Roads north of Swift Creek. However, at
this time, a budget has not been developed for the acquisition of land or construction of
this school facility as recommended in the Plan.
PARKS AND RECREATION
Staff Contact: Janit Llewellyn(804-751-4482) llewellynja@chesterfield.gov
Mission
The County supports a high-quality park system to provide residents and visitors with balanced
access to active and passive recreation opportunities. The 2018 level of service is 7.5 acres of
regional, community and neighborhood parkland per 1,000 persons whereas the target level of
service is 9 acres per 1,000 persons.
Nearby Parks & Facilities
Manchester High School Athletic Complex
Warbro Athletic Complex
Woodlake Athletic Complex
Clover Hill High School
Swift Creek Elementary and Middle School
Clover Hill Career and Technical Center
Alberta Smith Elementary School
Spring Run Elementary School
Bailey Bridge Middle School
Manchester High School
Crenshaw Elementary School
Public Facilities Plan
The Bikeways and Trails Chapter of the Comprehensive Plan recommends provision of
pedestrian/bicycle facilities along all routes shown on the Plan and connections from these
routes and existing pedestrian/bicycle facilities to adjacent developments.
The Public Facilities Plan recommends two future Community Parks in the Western Midlothian
Area in the vicinity of Hull Street Road, Route 288, CSX Railroad and the County boundary.
Recommendation
There is an opportunity to provide internal connections to the Bikeways and Trails in this location.
The public community space planned as part of this development should be connected to the
internal trail system and to the Bikeways and Trails planned within this development.
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Summary of Identified Issues
The location of the Bikeways and Trails route on this property should be located outside the
Resource Protection Area (RPA).
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ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) wardr@chesterfield.gov
Geography
Approximately sixty (60) percent of the subject properties drains to the north and northwest
directly into Swift Creek, below the Swift Creek Reservoir Dam. The remaining portions of the
properties drain west to Spring Run and then to Swift Creek. All ofthe properties are located
within the Lower Swift Creek Watershed.
Environmental Features
A Resource Protection Area (RPA) Designation must be submitted to and confirmed by the
Department of Environmental Engineering – Water Quality Section prior to theapproval of any
preliminary plats and/or site plans. A Water Quality Impact Assessment must be submitted to
and approved by the Department of Environmental Engineering and/or the Board of Supervisors
for any improvements which encroach into the RPA.
Additionally, there may be areas of wetlands within the drainage ways and streams located on
the properties. Wetlands and/or streams shall not be impacted without approval from the U.S.
Army Corps of Engineers and/or the Virginia Department of Environmental Quality.
Drainage
The subject properties drain to Spring Run, which is a tributary to Swift Creek, or directly to Swift
Creek. There are several existing residential properties immediately adjacent to and downstream
of the proposed development which are located within the FEMA floodplains associated with
Spring Run and Swift Creek. Any increase in the discharge rate from the proposed development
will result in increased flooding of these existing residential lots. The applicant hasoffered
Proffered Condition 10 to address this impact.
The Swift Creek Reservoir Dam is a state regulated dam and is subject to the Virginia Dam Safety
Act and Dam Safety Regulations. As a result, a dam break analysis and hazard area mapping were
prepared and reviewed by the Virginia Department of Conservation and Recreation. The dam
break analysis with the calculated elevations are available from the Chesterfield County
Department of Utilities. In order to not jeopardize the regulated classification of the dam or
increase notification requirements of a pending problem, all residential dwellings constructed
downstream of the dam must be one foot above the dam break elevation at the lowest outside
ground level of the proposed house. The applicant has offered Proffered Condition 11 to address
this impact.
Stormwater Management
The overall development is subject to the Virginia Stormwater Management Program Regulations
for water quality and water quantity. Any areas of forest/open space used for stormwater quality
compliance should be outside the limits of the residential lots.
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UTILITIES
Staff Contact: Matthew Rembold (706-7616) remboldm@chesterfield.gov
Existing Water and Wastewater Systems
Connection
Size of Closest
Currently Serviced Required by County
Utility Type
Existing Lines
Code
Water No 16” & 8” Yes
Wastewater No 30” & 8” Yes
Additional Utility Comments:
The applicant requests a mixed-use development consisting of up to 799 dwelling units and
associated commercial uses to support the community.
The subject properties are located within the mandatory water and wastewater connection areas
for new residential and non-residential structures. The applicant has proffered the use of county
water and county wastewater for this project (Proffered Condition 2). The subject parcels have good
access to both county water and county wastewater, with a 30” wastewater line running along Swift
Creek adjacent to the northern border of the property, and a 16” water line traversing the property
connecting at Brad McNeer Parkway and Cameron Bay Drive. A multitude of 8” water and
wastewater lines are available for extension and connection along the perimeter in the vicinity of
Cameron Bay and Spring Trace subdivisions.
Based on the number of proposed units, the Utilities Department will require multiple water line
feeds to ensure reliable service to these customers. Additionally, water and wastewater lines will
be designed to allow for extension towards properties without access to county water and
wastewater along Bailey Bridge Road. To address the size and complexity of this project on the
county’s utility system, the applicant has proffered completion of an overall utilities master plan
subject to utilities department review and approval prior to submission of any tentative subdivision,
construction, or site plan on the property. Further, the applicant has proffered to address any
capacity related improvements identified on the overall utilities master plan necessary to support
the development of this project (Proffered Condition 2).
The applicant is advised that any impacts to the county’s existing 16” waterline traversing the site
as a result of extending the proposed Bailey Bridge Connector Road will be relocated by the
developer subject to Utilities Department review and approval.
This case contains several sections regarding the landscaping, sodding, and irrigation proposed for
the development. Utilities has noted the requirements of this development may be inconsistent
with the water conservation goals identified in the recently approved 2019 Comprehensive Plan.
The following are of concern:
1.“While the use of native plant species is encouraged to minimize the need for watering, all
sites shall be required to provide underground irrigation system covering the entire site
unless otherwise approved by the Chesterfield Planning Department.” (Page 37 of the
Master Plan)
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2.“In Tracts 11-16, yards adjacent to a road, driveway, parking area, or between a sidewalk
and foundation planting bed shall be sodded and irrigated.Provided, however, such areas
may forgo irrigation based on drought resistant plans as approved by the Planning
Department.” (Page 8 of the Textual Statement)
3.“An underground automatic irrigation system shall be provided and maintained for the
landscaping along public roads.” (Page 16 of the Textual Statement)
The applicant has provided the following to promote some conservation measures and avoid
irrigating some areas. The following text is noted:
1.“Certain areas that are not visible from public view may be exempted from the irrigation
requirement upon review by the ARC.” (Page 37 of the Master Plan)
2.“Systems shall be provided with soil moisture sensors and rain check gauges to prevent
unnecessary water use.” (Page 37 of the Master Plan)
Given that the applicant has provided some flexibility to avoid irrigating the “entire site” and
committed to utilize “smart” irrigation system appurtenances to avoid irrigating when not
warranted, the Utilities Department supports this case.
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BUDGET & MANAGEMENT
Staff Contact: Natalie Spillman (804-318-8767) spillmann@chesterfield.gov
County finance staff is responsible for managing the finances of the County and making
recommendations to the County Administrator regarding the allocation of available resources for
the provision of services and capital facilities to serve the citizens of the County. Finance staff will
advise the County Administrator if changed economic circumstances require adjustments to the
County’s budget or capital improvement program.
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CASE HISTORY
Applicant Submittals
5/31/2019 Application submitted
7/17/2019 Application amended
7/17, 7/18, Proffered conditions, Textual Statement and exhibits submitted.
7/23, 8/19,
9/9, &
9/12/2019
Community Meeting
07/30/19Issues Discussed:
Bailey Bridge Connector – intersecting location with Bailey Bridge Road,
width of road and design/ construction timeframe
Better planning needed for roads before schools.
Traffic volume increase with no provisions made for public transit
Traffic through the Cameron Bay neighborhood.
Need for pedestrian facilities (sidewalks) between Bayhill Pointe and
Bayhill Pointe West
Traffic and schools congestion.
Widen Bailey Bridge Road.
Questioned need for commercial uses given the vacancy of surrounding
commercial buildings and land; consider office use
Water use for new development will strain resources with history of
water restrictions.
Density planned is more than the area’s character.
Support for public parks and open spaces
08/27/19Issues Discussed:
Need for road connections to surrounding neighborhoods.
Access points for construction traffic
Increasing traffic volumes on area roads
Bailey Bridge Road congestion, connections, and over capacity levels of
service
Traffic conflicts most acute with school events
Questions regarding the traffic study assumption
Congestion at neighborhood entrances
Anticipated traffic signals
Recreational areas proposed; preservation of open spaces for wildlife
Increased demand on school facilities
Consideration for reduction in number of proposed residential units
House sizes and costs
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Planning Commission Meeting
9/17/19 Citizen Comments:Several citizens spoke in opposition to this request, noting
concerns relative to:
Connectivity of proposed development to Holly Bark Drive (Spring
Trace subdivision) and to Cameron Bay Drive (Cameron Bay
subdivision) into the request property
Traffic on Bailey Bridge Road; points of congestion at the subdivision
entrances and at the middle and high school entrances/exits. Road
improvements are needed to Bailey Bridge Road
Schools are overcrowded and adding new homes and traffic will
impact school and transportation facilities
Applicant’s Comments:
The 2007 zoning case included waiver to connect to Quailwood Road, a
narrow roadway with poor vertical alignment
Road connection requirements ensure emergency access and
distribute traffic
Circuitous routing for Cameron Bay Drive extension prevents cut-
through traffic with secondary access to Cameron Bay subdivision
Data indicate stable student populations of schools serving the
development
Following citizen input, residential densitiesreduced, sidewalks
planned, and no construction traffic through Cameron Bay Drive
Proposed residential densities in compliance with Comprehensive Plan
Commission Discussion:
Staff responded to questions of the Commission as follows:
Proposed development density is higher than current zoning
A new thoroughfare is planned to connect Bailey Bridge Road and Brad
McNeer Parkway. Route alternatives are presently being studied.
Bailey Bridge Road needs improvement, which should not include
wholesale widening, and should include turn lanes and intersection
improvementssuch as roundabouts which facilitate traffic flow and
avoid points of congestion at stop and go signals.
Mr. Stariha noted that from the community meetings the overwhelming
concern was road connectivity. He recognized multiple accesses are critical for
public safety. Circuitous routing and traffic calming devices will inconvenience
cut-through traffic.
Recommendation – APPROVALAND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1,
Motion: Stariha Second: Jones
AYES: Jones, Freye, Jones, Sloan and Stariha
The Board of Supervisors on Wednesday, October 23, 2019, beginning at 6:30 p.m., will
consider this request.
2919SN0629-2019OCT23-BOS-RPT-C
ATTACHMENT 1
PROFFERED CONDITIONS
September 9, 2019
Note:
Both the Planning Commission and staff recommend acceptance of the following proffered
conditions, as offered by the applicant.
The property owner and applicant in this case, pursuant to Section 15.2-2298 of the Code of
Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves and
their successors and assigns, proffer that the property under consideration (“the Property”) will
be developed according to the following proffers if, and only if, the request submitted herewith
is granted with only those conditions agreed to by the owner and applicant. In the event this
request is denied or approved with conditions not agreed to by the owner and applicant, the
proffers shall immediately be null and void and of no further force or effect.
1.Master Plan. The Plan titled “Swift Creek Station Master Plan” (the “Design Master Plan”)
prepared by HG Design Studio dated September 6, 2019 and the Textual Statement dated
September 6, 2019 together shall be considered the Master Plan.(P)
2.Utilities. Public water and wastewater service will be used for domestic purposes
throughout the development. (U)
a.The Developer shall submit and receive approval from the Utilities Department on
overall utilities master plan indicating the on-site and off-site utilities
improvements necessary to support the development prior to the submission of
any tentative subdivision, construction, or site plan on the property.
b.The Developer shall perform a hydraulic analysis of the county’s water and
wastewater systems to verify adequate capacity exists as part of the overall
utilities master plan. Any capacity related improvements required to support the
demands of this development will be reflected on the overall utilities master plan.
c.Based on the utilities master plan, the Developer shall be responsible for any
necessary capacity related improvements to the water and wastewater systems.
(U)
3.Road Cash Proffers.
a.The Applicant, Developer, Sub-divider, or Assignee(s) shall pay $8,450 for each
single family dwelling unit, $5,323 for each townhome or condominium dwelling
unit, $5,070 for each apartment dwelling unit, $4,324 for each senior housing
detached dwelling unit, and $2,619 for each senior housing attached dwelling unit
to the County of Chesterfield for road improvements within the service district for
the property.
b.Each payment shall be made prior to the issuance of a building permit for a
dwelling unit unless state law modifies the timing of the payment. Should
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Chesterfield County impose impact fees at any time during the life of the
development that are applicable to the property, the amount paid in cash proffers
shall be in lieu of or credited toward, but not in addition to, any impact fees, in a
manner determined by the County.
c.If the Applicant, Developer, Sub-divider, or Assignee(s) is responsible for the
construction and completion of the Off-Site Bailey Bridge Connector road
improvements as identified in Proffered Condition 7.a., as determined by the
Transportation Department, then the Road Cash Proffer payments will no longer
be required of the Applicant/Developer of the Property.
d.At the option of the Transportation Department, cash proffer payments may be
reduced for the cost of road improvements, other than those improvements
identified in Proffered Conditions 7.c., 7.d., and 7.e., provided by the Applicant,
Developer, Sub-divider, or Assignee(s), as determined by the Transportation
Department. The value of the improvements shall be approved by the
Transportation Department. (B & T).
4.Density.The maximum density of the development shall be 150 single family lots, 150
multi-family (low-rise) units, 350 multi-family (mid-rise) units, 150 age-restricted units,
14,000 square feet of pharmacy with drive-thru, 3,000 square feet of high-turnover sit-
down restaurant, 4,000 square feet of fast-food restaurant with drive-thru, 2,000 square
feet of coffee/donut shop with drive-thru, and eight (8) fueling position super
convenience market/gas station; or equivalent density as determined by the
Transportation Department. (T)
5.Access.
a.Prior to any tentative subdivision or site plan approval, an access plan for the
north/south collector (the “Bailey Bridge Connector”) shall be submitted to and
approved by the Transportation Department. Vehicular access from the Property
to the Bailey Bridge Connector shall conform to the approved access plan.
b.There shall be no direct vehicular access to Quailwood Road.
c.Public road access will be provided to Tax Map Parcel 732-673-5070 in conjunction
with the development of Tract 9. (T)
6.Dedication. In conjunction with recordation of the initial subdivision plat, prior to any site
plan approval, or within sixty (60) days of a written request by the Transportation
Department, whichever occurs first, a ninety (90) foot wide right-of-way for a north/south
collector (the “Bailey Bridge Connector”) shall be dedicated, free and unrestricted, to and
for the benefit of Chesterfield County. The exact location of this right-of-way shall be
approved by the Transportation Department. (The Design Master Plan depicts a
conceptual Bailey Bridge Connector alignment that has not been approved by the
Transportation Department.) (T)
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7.Transportation Improvements. To provide an adequate roadway system, the
Developer/Applicant shall be responsible for the following road improvements and shall
be completed, as determined by the Transportation Department. The exact design and
length of these road improvements shall be approved by the Transportation Department.
If any of the road improvements identified below are provided by others, as determined
by the Transportation Department, then the specific road improvement shall no longer
be required.
a.Off-site Improvement: Construction of a two-lane road/bridge with a shared use
path for the north/south collector (“Off-Site Bailey Bridge Connector”), to VDOT
Urban Collector (35 MPH) standards with modifications approved by the
Transportation Department, from Brad McNeer Parkway to Swift Creek
(approximately 1,000 feet), including:
i.Additional pavement along the Off-Site Bailey Bridge Connector to provide
a three-lane typical section (one (1) southbound lane and two (2)
northbound lanes) at its intersection with Brad McNeer Parkway;
ii.Additional pavement along Brad McNeer Parkway at the Off-Site Bailey
Bridge Connector intersection to provide left and right turn lanes; and
iii.Intersection control of the Brad McNeer Parkway/Off-Site Bailey Bridge
Connector intersection, if warranted as determined by the Transportation
Department.
Note: Proffered Conditions 7.a.i. and 7.a.ii. may be modified by the
Transportation Department based on the intersection control determined by the
Transportation Department and approved by the Virginia Department of
Transportation.
b.Off-Site Improvement: Construction of a VDOT standard concrete sidewalk along
the south side of Bailey Bridge Road from Battlecreek Drive to Bailey Hill Road
(approximately 1,400 feet).
c.Construction of a two-lane road with a shared use path for the north/south
collector (“On-Site Bailey Bridge Connector”), to VDOT Urban Collector (35 MPH)
standards with modifications approved by the Transportation Department, from
Swift Creek, through the Property, to the southern Property line based on an
approved alignment by the Transportation Department (approximately 4,000
feet), including:
i.Construction of right and left turn lanes along the On-Site Bailey Bridge
Connector at each approved access, if warranted based on Transportation
Department standards;
ii.Intersection control of the On-Site Bailey Bridge Connector at each
approved intersection/access, if warranted as determined by the
Transportation Department.
d.If Cameron Bay Drive is extended onto the Property, the extension shall be
designed and constructed to provide for a circuitous alignment from existing
Cameron Bay Drive to the proposed Property road network, as determined by the
Transportation Department and approved by VDOT. In addition, traffic calming
3219SN0629-2019OCT23-BOS-RPT-C
device(s) along Cameron Bay Drive, such as a traffic island as generally shown on
the Master Plan, shall be provided, if approved by VDOT.
e.Construction of a VDOT standard sidewalk from Village School Lane to the Bailey
Bridge Connector.
f.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/Applicant is unable to acquire the “off-site” right-of-way that
is necessary for the road improvements described above, the Developer/Applicant
may request, in writing, that the Chesterfield 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/Applicant. In the event Chesterfield
County chooses not to assist the Developer/Applicant in acquisition of the “off-
site” right-of-way, the Developer/Applicant shall be relieved of the obligation to
acquire the “off-site” right-of-way and shall provide the road improvements to the
extent they can be constructed within available right-of-way, as determined by
the Transportation Department. (T)
8.Transportation Phasing Plan. Prior to any tentative subdivision, site plan, or construction
plan approval, whichever occurs first, a phasing plan for the required road improvements,
as identified in Proffered Condition 7, shall be submitted to and approved by the
Transportation Department. The approved phasing plan shall require, among other
things, that in conjunction with initial development and issuance of any certificate of
occupancy, construction of Off-Site Bailey Bridge Connector as identified in Proffered
Condition 7.a. and 7.f. shall be completed as determined by the Transportation
Department; and prior to the issuance of any certificate of occupancy that would permit
more than 350 dwelling units on the Property, sidewalk improvements as identified in
Proffered Condition 7.b. shall be completed as determined by the Transportation
Department. (T)
9.Age Restriction. Except as otherwise prohibited by the Virginia Fair Housing Law, the
Federal Fair Housing Act, and such other applicable federal, state or local legal
requirements, dwelling units designated as age-restricted shall be restricted to “housing
for older persons” as defined in the Virginia Fair Housing Law and no persons under 19
years of age shall reside therein. Any lots for age-restricted dwelling units shall be
grouped together on a particular portion of the Property and shall not be scattered among
other residential units. At the time of recordation of a subdivision plat or the approval of
any site plan, the lots shall be noted as age-restricted. Any site plan for age-restricted
dwelling units shall also note the restriction. Quads and Duplexes shall be age-restricted.
(P)
10.Construction Signage. Prior to any land disturbance on the Property, sign(s) shall be
installed by the Developer/Applicant at the Bailey Bridge Road and Cameron Bay Drive
intersection and appropriate location(s) along Cameron Bay Drive to deter construction
traffic from accessing the Property through Cameron Bay Drive. Sign(s) shall be clearly
legible from the public right of way. Such sign(s) shall be maintained by the
3319SN0629-2019OCT23-BOS-RPT-C
Developer/Applicant and shall remain until construction activity is complete as
determined by the PlanningDepartment. (P)
11.Drainage. The post development storm water discharge rate of any drainage to
properties adjacent to the Property for 2-, 10- and 100- year storms shall be maintained
at pre-development discharge rates respectively.(EE)
12.Elevation Incident to Dam Inundation Area. The lowest ground elevation at the
foundation of homes shall be at or above the dam failure limits.(EE)
3419SN0629-2019OCT23-BOS-RPT-C
ATTACHMENT 2
TEXTUAL STATEMENT
September 9, 2019
I.REZONE. Rezone approximately 228.7 acres (the “Property”) from R-12 with a CUPD to
R-MF, R-TH, and R-12 with Conditional Use Planned Development to allow use and
standards exceptions as described herein, and as provided in the proffered conditions.
The development of the Property will be consistent with the Design Master Plan defined
and identified below. Provided further, if a conflict exists between the Design Master
Plan and the Textual Statement and/or Proffered Conditions, the Textual Statement
and/or Proffered Conditions control.
II.EXHIBITS. Below are listed the Exhibits incorporated as part of the Textual Statement
A.Swift Creek Station Master Plan dated September 6, 2019 prepared by HG Design
Studio (the “Design Master Plan”).
B.Compiled Zoning Plat (“Zoning Map”) prepared by C.D. Lewis and Associates, P.C.
dated May 3, 2019.
III.DEFINITIONS.
A.A “Quad” means a residential building containing four attached dwelling units,
which may be condominiums.
B.A “Duplex” means a residential building with two attached dwelling units, which
may be condominiums.
C.A “Cluster Home” means a single family dwelling on a lot with a maximum square
footage of 7,000 square feet.
D.“Apartments” means dwelling units in a multifamily building that are designed and
intended to be rented.
IV.RESIDENTIAL DENSITIES. There shall be a maximum of 799 dwelling units in the
aggregate. The maximum dwelling units for the various tracts are as follows, provided,
however, the aggregate number of dwelling units on all Tracts does not exceed 799
dwelling units:
A.Tract 5 shall contain a maximum of 350 multifamily units.
B.Tract 10 shall contain Townhouses, Quads, or Duplexes with a maximum of 150
dwelling units.
C.Tracts 11-16 shall contain a maximum of 200 single family dwelling units.
D.Tracts 6-9 shall contain a maximum of 300 townhouses and condominiums.
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V.OPEN SPACE.
A.There shall be a minimum of 75 acres of open space.
VI.NON PROFIT ASSOCIATIONS – A mandatory home owners’ association(s), or where
applicable, condominium association(s), shall be created and established for Tracts 6-16,
that shall have the duty to maintain common areas and the power to assess lot and unit
owners for the upkeep, improvement, and maintenance of common areas, and such
assessments, charges and costs shall constitute a pro rata lien against the individual lot
or unit. The necessary deed restriction and covenants necessary to effectuate this
required shall be in a form acceptable to the county attorney.
VII.GENERAL CONDITIONS FOR TRACTS.
A.Tract Modifications. To accommodate orderly development, the Tracts shall be
located as generally depicted on the Design Master Plan. Adjustments to Tract
boundaries shall be permitted at the time of plan review provided the Tracts
maintain their general relationship to one another. The Tract boundaries may also
be altered and relocated to accommodate and incorporate the location of the Baily
Bridge Connector approved by the Transportation Department. Prior to submittal
of any site or preliminary subdivision plan, an updated conceptual land use plan will
be provided to the Planning Department. The updated land use plan will track the
status of exceptions that are limited to 30% of zoning districts.
B.The Tracts shall be developed as follows:
1.In Tracts 1-4, the permitted uses shall be those uses permitted in the C-2
District. Provided further, craft breweries and tap rooms with retail sales
including indoor music and dancing (defined by County Ordinance as a night
club), food trucks outside the public right of way, outdoor pavilions, and
outdoor restaurant seating, and outdoor entertainment, and civic gathering
places and facilities, shall be permitted. Outdoor public address and amplified
systems shall be permitted to operate between the hours of 8:00am to
10:00pm. Noise generated by the uses shall not exceed 55 dBA beyond the
outside perimeter of the combined properties in this zoning case.. Tracts 1-4
shall be developed consistent with the Design Master Plan.
2.Tract 5 shall be limited to the uses permitted in the R-MF District and
developed generally consistent with the Design Master Plan.
3.Tracts 6-9 shall be limited to uses permitted in the R-TH District and
developed generally consistent with the Design Master Plan. The Tracts may
contain “two over two” townhouses/condominiums which may be a
maximum of four (4) stories.
4.Tract 10 shall be limited to Quads, Duplexes, Townhouses and accessory uses,
as well as a model home or sales office and will be developed consistent with
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the standards herein, and generally consistent with the Design Master Plan.
Dwellings in Tract 10 will be age-restricted.
5.Tracts 11-16 shall be limited to the uses permitted in the R-12 District and
developed consistent with the standards of an R-12 District except as
otherwise set forthherein, and generally consistent with the Design Master
Plan. Provided, however, if a tract is developed with cluster home lots, then
all dwellings in that tract shall be cluster homes, and a tract with cluster
homes shall have a focal point with a minimum acreage of .75 acres. The
exact location and treatment of the focal point will be determined at time of
tentative subdivision approval.
C.Property Design. For Tracts 6-16, development of the Property shall incorporate
design standards to promote and achieve a quality development and be generally
consistent with the Design Master Plan. Development shall include interconnected
roads and alleys, sidewalks and public spaces having a pedestrian scale and
pedestrian-scale streetscape and streetlight design, signs and other similar
amenities. Tracts 1-4 shall be designed as an integrated mixture of retail and office
to achieve a neighborhood development with uses generally intended to serve
nearby communities. Tract 5 shall be designed consistent with the applicable
standards contained herein, and the Design Master Plan in order to achieve a
quality development with appropriate pedestrian and recreation amenities.
D.Shared Use Path. A paved shared use path shall be constructed as generally shown
on the Design Master Plan. The required phasing plan for transportation
improvements outlined in the proffered conditions shall include a phasing plan for
construction of the path. The phasing of the construction shall be approved by the
planning department. The exact facility type, width, design, length and location
shall be reviewed and approved at time of plan review. The facility shall either be
located in right-of-way or within a County easement. The facility shall be designed
to connect to pedestrian and bicycle facilities within the Property.
E.Connection to County Bikeways and Trails. There shall be at least one connection
to the County’s Bikeways and Trails System. The exact location and treatment of
the connection will be determined at time of tentative subdivision or site plan
review.
F.Sidewalks and Pedestrian Amenities Generally. Sidewalks and pedestrian
amenities shall be provided along public roads and within the Property to connect
internal uses, adjacent uses and the shared use path. In addition to the shared use
path identified in the Design Master Plan, there shall be at least one additional
pedestrian access between each of Tracts 1-4 and the residential properties
adjacent to Tracts 1-4. The exact location, treatment, design and use of sidewalks
and pedestrian amenities shall be determined at the time of plan review.
G.Exterior Lighting. In addition to the requirements of Section 19.1-205 of the Zoning
Ordinance, exterior lighting shall be generally consistent with the Design Master
Plan.
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H.Street Trees. Street trees shall be provided along both sides of all roads and within
the Property where sidewalks and pedestrian amenities are provided. Street trees
shall conform to the requirements of the Zoning Ordinance and the Design Master
Plan. The exact location, treatment and design shall be determined at the time of
plan review and shall be consistent with the Design Master Plan.
I.Fencing. Fencing shall be consistent with the Design Master Plan.
J.Signage. Signage shall comply with the County Sign Ordinance. Freestanding sign
structures shall be covered with a material compatible with the architectural
treatment of the Tract in which it is located.
K.Dog Park. There shall be a Dog Park as generally described in the Design Master
Plan. The Dog Park will be completed by the time a certificate of occupancy is
issued for Tract 5 or before the 250 th certificate of occupancy is issued in the
Development, whichever occurs first.
VIII.GENERAL CONDITIONS FOR THE RESIDENTIAL TRACTS. The following conditions shall
apply to the various Tracts developed for residential use.
A.Landscaping.
1.Overall Design. Landscaping shall be consistent with the Design Master Plan.
The overall landscape design shall include trees that provide shade along roads
and sidewalks, within parking areas, and in between buildings. The design shall
maintain open views for pedestrians and minimize conflicts with pedestrian and
parking lot lighting. Trees shall not be required in areas designated and designed
for outdoor recreation. At a minimum, landscaping shall meet requirements of
Landscaping, Perimeter C.
2.Deeded Maintenance Assessments. In Tract 10, a mandatory homeowners’
association or condominium association shall have deeded assessments for
maintenance of open spaces and yards.
3.Sodded Yard Areas. In Tracts 11-16, yards adjacent to a road, driveway, parking
area, or between a sidewalk and a foundation planting bed shall be sodded and
irrigated. Provided, however, such areas may forgo irrigation based on drought
resistant plants as approved by the Planning Department.
4.Front Foundation Planting Bed. Foundation planting shall be required along
building facades that face a road, driveway, parking area or sidewalk. Unless
otherwise approved at the time of plan review, beds shall be a minimum of five
(5) feet wide measured from the building foundation. Plantings shall be a
minimum of 2 feet from the foundation and any small trees shall be planted a
minimum of 4 feet from the foundation. Beds shall include a variety of low
growing shrubs, ornamental grasses and groundcovers, and medium shrubs, or
small deciduous trees that provide vertical accents at locations away from doors
and windows. Plantings shall be spaced according to standards for each plant
species.
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B.Focal Point. Within Tract 5, a minimum of 0.75 acres of centrally located open
space shall be provided as a focal point. Tract 5 shall also include a Clubhouse with
a minimum of 2,500 square feet of indoor, heated space. The clubhouse shall be
constructed and completed at or before a certificate of occupancy is issued for any
residential building in Tract 5. Each of Tracts 6-9 shall have focal points with a
minimum acreage of 0.75 acres. The exact location and design of each focal point
shall be subject to review and approval at the time of plan review. Within each
focal point area in Tracts 6-9, a minimum contiguous decorative hardscaped area of
2,000 square feet with benches and other amenities that accommodate and
facilitate neighborhood gatherings shall be provided. Hardscape does not include
asphalt.
C.Architecture. The architecture shall be generally consistent with the Design Master
Plan. In addition, the architecture shall be consistent with the following:
1.Foundation walls may be built of the following materials:
a.Brick
b.Stone
c.Brick or stone veneer on concrete block
d.If poured concrete walls are to be used, they must be covered with a
finish material such as brick, stone, or EIFS.
2.All roofing materials shall have a minimum thirty-year manufacturer’s
warranty, and the following materials may be used for roofing:
a.Dimensional shingles
b.Natural Slate
c.Synthetic slated. Standing seam metal (including copper)
d.Membrane roofing (for flat roofs behind parapet)
3.Chimneys and fireplace flue enclosures will be constructed of non-combustible
materials. Siding shall not be used as an exterior finish for these elements.
Chimney exteriors will either be masonry or of the same material as the
building exterior.
4.Any keystones, architectural quoins, and other brick or stone embellishments
shall show a varied plane from the main body of the building where
appropriate.
5.Masonry piers shall be no less than 12 inches in width.
6.Where chimneys, bay windows, and other extensions from the main body of
the building are on the first floor, the foundation shall match those extensions.
7.All roof vents shall be comprised of the following types:
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a.Off-ridge vents when located on the rear lot side of ridge and where not
visible from side street.
b.Continuous ridge vents.
c.Gable end vents.
8.Pitched roofs, if provided, should be symmetrically sloped no less than 5:12.
9.Porches will be made of brick, concrete, stone, hardwood planks, or synthetic
wood and shall have a minimum depth of four (4) feet.
10.Balconies and porch railings shall be made of painted wood, wrought iron,
powder coated aluminum, composite or other material approved by the
Planning Department.
11.Stoops shall be made of brick, concrete, stamped concrete, aggregate
concrete, or stone.
12.Front yard fencing should be of painted wood, iron, powder coated aluminum,
composite, or other materials approved by the Planning Department. No fence
should be in excess of 48 inches in height (not including posts). Posts should
be of like material to the fence or brick.
13.To the extent possible, loading areas, trash collection areas and other service
and utility areas should be located to the rear or side of buildings so that they
are visually unobtrusive from the streets on which the building they serve
fronts. All building plans submitted for approval should show these areas.
14.Front porches and street porches must be open. Screened or enclosed porches
are not permitted on the front façade of the building.
15.Any window muntins shall be between 5/8” and 7/8” wide and shall project
out from the glass or set between glass.
16.Shutters should be installed operable or appear to be operable with
appropriate hinges.
17.All garage doors shall be a minimum of 7’-0” in height.
18.Townhouses and all accessory structures shall be of the same architectural
style within any particular lot. Mixing of styles within a townhouse lot is not
permitted.
19.Decks may be built where they are not directly visible from front streets.
D.Garages. Any garage with the garage door facing the public road, shall project no
further than five (5) feet beyond the front line of the first floor living area of the
dwelling. Detached garages shall be compatible with the architectural style of the
residential units served. Garage door design shall complement the architectural
style, and must include at least two architectural elements.
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E.Mechanical Equipment. The view of mechanical equipment shall be minimized
through integration into the architectural treatment of the building, or use of
architectural walls, fencing or landscaping.
IX.CONDITIONS FOR TRACTS 1-4.
A.Permitted Uses. The permitted uses in Tracts 1-4 are those uses set forth in section
VII B(1). amplified sound and public address systems. Provided further, a
minimum of one acre shall be reserved for outdoor entertainment and/or a
gathering place, which may be public or private, and which may use public address
and amplified systems, which may only operate between the hours of 8:00am and
10:00pm. Noise generated by these uses shall not exceed 55dBA beyond the
perimeter of the combined properties in this zoning case.
A maximum of one convenience store that has gasoline sales is permitted provided
the gas sales use shall be designed to minimize the visual impact of the fueling
areas from public roads such as through the use of decorative fencing, landscaping
and orientation of pumps. To minimize visual impact of the pumps, the fascia panel
of any canopy shall be minimized by employing a pitched (A or hipped) roof design
using a roof material from the shopping center/principal building. Support columns
for any gasoline and canopy shall include a base and capital and shall incorporate
masonry materials compatible with the shopping center/principal building. The
maximum number of gas pumps is eight (four islands). Auto repair uses are
prohibited.
Restaurants to include outdoor dining and carryout are permitted, but fast food
drive thrus are prohibited.
B.Architectural Standards. Architectural treatment of all buildings shall be
compatible and consistent with the Design Master Plan. Compatibility shall be
achieved through use of similar building massing, materials, scale, colors and other
architectural features, as determined by the Planning Department at the time of
plans review. In addition, all buildings shall be subject to the following:
1.Buildings shall incorporate equal four sided architecture such that no building
exterior (whether front, side or rear) shall consist of inferior materials or be
inferior in quality, appearance or detail to any other exterior of the same
building.
2.A minimum of eighty percent (80%) of each façade, excluding windows and
doors, shall be stone, cultured stone, brick masonry, stucco, cementitious
siding, or comparable materials as determined by the Director of Planning. No
concrete block shall be permitted.
3.Vertical architectural façade features shall be continued a minimum of ten (10)
feet in depth from the building façade.
4.Each entrance shall be accentuated with architectural features to include, but
not limited to, structured overhangs and/or awnings.
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5.All building mounted lighting shall be compatible with the overall architectural
style.
6.The color palette shall be limited to neutral and earth-toned colors, unless
otherwise approved by the Planning Department at the time of plans review.
7.The fascia panel of any canopy shall be minimized by employing a pitched (A or
hipped) roof design using a roof material from the shopping center/principal
building. Support columns for any canopy shall include a base and capital and
shall incorporate masonry materials compatible with the shopping
center/principal building.
8.Drive-in windows shall be screened to reduce visibility of the drive-in windows
from public streets. This screening shall be accomplished by building design,
the use of durable architectural walls or fences constructed of materials and
with a design comparable to the principal building, and berms or other land
forms. Such screening shall be approved by the Planning Department in
conjunction with plan approval.
C.Irrigation. An underground automatic irrigation system shall be provided and
maintained for the landscaping along public roads.
D.Freestanding Lights. Freestanding parking lot lighting fixtures shall not exceed
twenty (20) feet in height. All canopy lighting shall be of a recessed type.
E.Public Address System. Public address systems shall be permitted as accessory to
permitted uses, provided that such systems are not audible to any adjacent property
used for residential purposes and any property located in an A, R, R-TH or R-MF
District. Provided, however, outdoor public address/amplified sound systems
referenced in Sections VII B(1) and IX A are permitted until 10:00pm. Noise shall not
exceed 55 dBA at the nearest property line in the subdivisions of St. George, Abbot’s
Mill, Plum Creek at Southridge, Beaver Point, Cradle Hill, Huntsbridge, Quail Hill,
Carriage Creek and the neighborhoods of Watch Hill, Bayport Landing, East Bluff,
Harbour Bluff, Harbour Hill, Harbour Ridge, Harbourwood, Lands End, North Pointe,
Promontory Pointe, Rockport Landing, Spinnaker Cove, Millcrest, Muirfield Green,
Autumn Woods, Birnam Woods, Chimney House, Cove Ridge, Deer Meadow, Long
Hill, Oak Springs, Shadow Ridge, Turtle Hill, Walnut Creek, Spring Gate, Huntgate
Woods, Whispering Oaks, Ridge Creek, McTyre's Cove, Regatta Pointe, Riverbirch
Trace, Shallowford Landing, Shallowford Trace, The Oaks, Fortunes Ridge, Nuttree
Woods, Pebble Creek, Sagewood, Sterlings Bridge, Stoney Ridge, Timber Ridge,
Seven Oaks, Walkers Ferry, Commodore Point, Barnes Spring, Court Ridge, Five
Springs, Heritage Woods, Litchfield Bluff, Long Shadow, Old Fox Trail, Planters Wood,
Poplar Grove, Thornridge, Winterberry Ridge, Northwich, GlenEagles, Fox Chase,
Huntsbridge, Quail Hill, Three Bridges, Steeple Chase, Sandy Brook, Shady Pointe,
Two Notch, Copper Hill, Watkins Glen, Tanglebrook, Sutters Mill, Crosstimbers,
Cradle Hill, Carriage Creek, Arrowood, Garrison Place, Woodbridge Crossing Greens,
and Woodbridge Crossing, collectively and commonly referred to as Brandermill.
F.Pedestrian Walks. Pedestrian walks and amenities shall be provided and
maintained between uses. These pedestrian areas shall:
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1.Be constructed of decorative paving units;
2.Include decorative pedestrian style lighting; and,
3.Incorporate amenities such as benches, landscaped areas, plazas, water features,
display windows, and other pedestrian elements.
G.The exact design and location of these pedestrian areas shall be approved by the
Planning Department at the time of plans review.
H.Number of Stories. No building shall exceed three (3) stories.
I.Roads and Private Pavement. Except for alleys, roads shall have concrete curb and
gutter. All roads that accommodate general traffic circulation, as determined by the
director of transportation, shall be designed and constructed to VDOT standards and
taken into the state system.
J.Parking. There shall be a 25 percent exception to the number of parking spaces
required by Ordinance. (This reflects the current market conditions, especially with
a mixed use project such as Swift Creek Station. Most of the apartments will be one
bedroom and there are required pedestrial connections between Tracts. The City of
Richmond has recognized current market conditions and recently reduced parking
requirements in areas such as Scott’s Addition. Further, a developer will not build a
project with insufficient parking, because the developer must meet the needs of its
tenants and purchasers.)
X.LOT AND BUILDING STANDARDS.
A.Tracts 11-16. Except for cluster home lots addressed below, Tracts 11-16 shall be
developed consistent with the Lot and building Standards of the R-12 Zoning District,
except as modified as follows:
1.Minimum Lot Area is 9,000 square feet with a maximum of 15,000 square feet;
2.Minimum Lot Width is fifty (50) feet;
3.Minimum Front Yard is ten (10) feet without a front loaded garage, and twenty
(20) feet with a front loaded garage;
4.Minimum Side Yard is two (2) feet for one side and ten (10) feet for one other
side;
5.Minimum Corner Side Yard is twenty-five (25) feet.
6.Minimum Rear Yard is twenty-five (25) feet.
Development of cluster home lots shall conform to the following:
a.Lot Area and Width. Each lot shall have an area of not less than 5,000 square
feet and not more than 7,000 square feet and a lot width of not less than
forty-five (45) feet.
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b.Lot Coverage. All buildings, including accessory buildings, on any lot shall not
cover more than fifty (59) percent of the lot’s area.
c.Front Yard.Minimum of twenty (20) feet in depth. Minimum setbacks shall
be increased where necessary to obtain the required lot width at the front
building line.
d.Side Yard. Two (2) side yards, each a minimum of five(5) feet in width.
e.Corner Side Yard.Minimum of fifteen (15) feet.
f.Rear Yard. Minimum of twenty-five (25) feet.
g.Encroachments. Bay windows and eaves may project into any yard setback
up to three and a half (3.5) feet, as well as other encroachments allowed
under County Ordinance 19.1-210.
B.Tracts 6-9.
Required Conditions in Tracts 6-9 shall meet Lot and Building Standards for the R-TH
Zoning District as modified below.
Required Conditions R-TH -
Lot and Building Standards
A. Lot Standards
1. Lot area (square feet)
a. Internal lot 1440
b. End lot in row of less than 5 attached lots 1740
c. End lot in row of 5 or more attached lots 2040
2. Lot width (feet)
a. Internal lot 19
b. End lot in row of less than 5 attached lots 29
c. End lot in row of 5 or more attached lots 34
3. Lot coverage (maximum %) 75%
B.Road Frontage for Townhouse Units \[1\]
C. Principal Building Setbacks (feet) \[2\]
1. Major arterial all yards 50
2. Front yard \[3\]10 feet, except
dwellings with
front loaded
garage, 20 foot set
back
a. Non cul-de-sac 5
b. Permanent cul-de-sac10
3. Side yard
a. End unit in a row of less than 5 attached lots 5
b. End unit in a row of 5 or more attached lots 10
4. Corner side yard 10
5. Rear yard <2 - or >20
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a. Through lot 20
D. Principal Building Height (maximum)
1.4 Stories
E. Accessory Building Requirements Subject to Section
19.1-304
Notes for R-TH District – Lot and Building Standards Table
\[1\] All lots shall have frontage on a road. If approved by the director of transportation, lots may front on private
pavement which has direct access to a public road when the private pavement is designed and constructed in
accordance with the provisions of Chapter 17 for alleys and private pavement.
\[2\] Setbacks may be impacted by Buffer, Setbacks --Generally, Permitted Yard Encroachments for Principal Buildings,
Floodplain, Chesapeake Bay or Upper Swift Creek Watershed regulations.
\[3\] Minimum setbacks shall be increased where necessary to obtain the required lot width at the front building line.
1.Required Conditions R-TH District-Subdivision Standards
Required Conditions R-TH District-Subdivision
Notes for Table
Standards
A. Minimum Subdivision 6 acres
\[1\] Except where lots abut a road, a 10-
Size
foot wide common area shall be
provided between side lot lines, of
B. Density (maximum no. See III (D)
each group of attached lots.
lots)
C.Parking Setbacks. No parking lots except for \[2\] Recreational facilities shall be
conveniently accessible within the
clubhouse. All on street or garage.
development. Prior to recordation of
1. Major Arterial 50 feet
any lots, a site plan for the
recreational facilities shall be
2. Other road On Street
approved and incorporated into the
D.Common Area \[2\]
master deed of the subdivision.
E. Recreational Area \[2\] Minimum 2,500 sq.
Townhouse occupancy permits shall
not be issued until either:
feet
the recreational facilities have
F.Maximum Number of 6
been completed according to the
Attached Lots in Each Group
approved plan;
the whole project, including
G. Parking. There shall be two
recreational facilities, has been
(2) parking spaces
50 percent completed; or
per unit, one of
a bond with approved surety in a
form acceptable to the county
which may be
has been provided.
garage parking and
Recreational are in one R-TH
there shall be a
section may serve other R-TH
sections.
minimum one (1)
parking space per
unit along the lot
frontage.
2.Other Required Subdivision Standards.
Common Areas Ownership. Areas which are not contained in roads or within lots that are
conveyed to individual owners shall be maintained by and be the sole responsibility of the
developer and/or owner of the townhouse development, unless and until the developer and/or
owner conveys such areas to a nonprofit corporate owner whose members shall be all of the
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individual owners of townhouses in the townhouse development, or to a nonprofit council of
co-owners as provided under the Code of Virginia. The land shall be conveyed to and be held
by the nonprofit corporate owner or the nonprofit council of co-owners and used solely for the
recreational and parking purposes of the individual townhouse lot owners. If the developer
and/or owner makes the conveyance to a nonprofit corporate owner, deed restrictions and
covenants, in a form and substance satisfactory to the county attorney, shall provide, among
other things, that any assessments, charges and costs of the maintenance of the areas shall
constitute a pro rata lien against the individual townhouse lots, inferior in dignity only to taxes
and bona fide duly recorded deeds of trust on each townhouse lot. An applicant seeking to
subject property to townhouse development under this section whose ownership or interest in
the property is held by a valid lease, shall provide for an initial term of not less than 500 years in
such lease.
Recreational Equipment and Vehicles. Parking and storing recreational equipment or vehicles
shall be prohibited unless a common storage area is provided for the parking. Parking spaces
for recreational equipment or vehicles shall be in addition to those required for parking private
vehicles. Storage areas shall be effectively screened from view.
C.Required Conditions For Tract 5.
Notes for Table
Required Conditions in Tract 5 will meet
\[1\] The project’s size shall be calculated to
the Lot and Building Standards for the R-include all open space in R-MF property.
MF zoning district as modified below.
\[2\] Access drives shall be those that connect
residential clusters to roads. The number
of required access points shall be
1.R-MF District Project Standards
provided prior to occupancy of the
specified number of units. At time of
R-MF District Project Standards
plan review, additional access points may
be required.
A. Minimum Project Size 16 acres\[1\]
B. Density (maximum no.
\[3\] Recreational facilities shall include active
350 units
recreation, passive recreation and
units)
community buildings, as deemed
C.Number of Accesses to Road \[2\]
appropriate during plan review. If
1. 50 units or fewer 1
facilities are required, a phasing plan for
their construction and completion shall
2. 51 to 200 units 2
be submitted for approval prior to final
3. More than 200 units 3
site plan approval. Construction of
10% of project
facilities shall occur in accordance with
the approved phasing plan which may
acreage, but
\[3\]
D.Recreational Area
include limitation on the issuance of
not less than
occupancy permits for multifamily
1.5 acres
dwelling units.
E. Common Area.30% of acreage
\[4\] Minimum width shall be consistent with
F.Pavement Width of
the Fire Code.
24 feet \[4\]
Access Drives
\[5\] Minimum width shall be consistent with
G. Pavement Width of
the Fire Code.
20 feet \[5\]
Other Drives
\[6\] Perimeter Landscaping C shall be
H. Building Coverage for
installed within the setback.
40% of acreage
Project (maximum)
\[7\] This setback may be reduced as provided
I. Private Pavement Setbacks 6
in 19.1-316.A.2.
1. Major Arterials \[7\]50 feet
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2. Other Roads 15 feet
1.5 parking
J. Parking.
spaces per unit.
Other Required Project Standards
Roads and Private Pavement. All roads and private pavement shall have concrete curb and
gutter.
Sidewalks. Sidewalks shall be provided as proffered and set forth in the Textual Statement
through plan review.
Architecture. Buildings shall be designed to impart harmonious proportions and avoid
monotonous facades or large bulky masses. Multifamily buildings shall possess architectural
variety while at the same time have an overall cohesive residential character. Residential
character may be achieved through the creative use of design elements such as, but not limited
to, balconies, terraces, articulation of doors and windows, sculptural or textural relief of
facades, architectural ornamentation, varied rooflines or other appurtenances such as lighting
fixtures and plantings.
Limitation of Apartment bedrooms. A maximum of ten (10%) percent of apartment units may
contain more than two bedrooms, and no apartment unit shall contain more than three
bedrooms.
3. Building Standards
Notes for Table
R-MF District Project Standards
\[1\] Setbacks may be impacted by
A. Individual Building Setbacks (feet) \[1\]
Buffer, Setbacks -- Generally,
1. Project property lines \[2\]
Permitted Yard
a.Adjacent to R-MF 30
Encroachments for Principal
b. Adjacent to other than R-
Buildings, Floodplain,
50
Chesapeake Bay or Upper
MF
Swift Creek Watershed
2. Road \[2\]50
regulations.
3. Interior private pavement
20
\[3\]
excluding parking spaces
\[2\] Within these setbacks, at a
minimum Landscaping C shall
4. Parking spaces 10
be installed.
5. Distance between
30 feet
buildings
\[3\] Setbacks for a building with a
height of 48 feet or greater
B. Dwelling Units per Floor
15
which is adjacent to a fire
(maximum)
lane may be reduced to 20
C.Principal Building Heights
feet.
4 ½ Stories
\[4\] \[5\] (maximum)
\[4\] Height limits are subject to
Subject to
D.Accessory Building
Article IV, Division 2.
Section 19.1-
Requirements
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D.Tract 10.
Tracts 10 will meet the following Lot and Building Standards.
1.Lot Coverage. All buildings, including accessory buildings, shall not cover
more than forth (40) percent of the Tract.
2.Building Height. The maximum height of all buildings and structures shall be
three (3) stories or forty (40) feet, whichever is less.
3.Building Setbacks From Roads and Driveways. All structures shall be set back
a minimum of ten (10) feet from interior roads and driveways, provided that
no setback shall be required from driveways that serve garages or parking
spaces of individual dwelling units and do not provide general circulation
within the condominium development (“Individual Driveways”). All
structures shall be set back at least fifteen (15) feet from any parking space
and a minimum of fifty (50) feet from the ultimate right of way of any
collector road external to the condominium development.
4.Distance Between Buildings. The minimum distance between residential
buildings shall be twenty (20) feet between unit groups.
5.Driveway Width. Driveways shall have a minimum pavement width of
twenty-four (24) feet, provided that driveways that provide the primary
access directly to a public road shall have a minimum pavement width of
thirty (30) feet. Individual Driveways serving not more than four (4)
dwellings shall have a minimum pavement width of seventeen (17) feet;
provided, however, the pavement width of any driveway designated as a fire
lane in connection with site plan review shall not be less than twenty (20)
feet.
6.Restriction on Children’s Play Facilities. The common area recreational
amenities shall not include playground equipment, play fields or other
facilities primarily associated with children’s play. Adult facilities including,
but not limited to, swimming pools, putting greens or shuffleboard may be
permitted.
7.Buffer. A fifty (50) foot buffer shall be maintained adjacent to any public
road which is a major arterial, and a thirty-five (35) foot buffer shall be
maintained adjacent to any public road that is an internal collector road.
Such buffers shall comply with Zoning Ordinance buffer requirements for
fifty (50) foot buffers and may be inclusive of ordinance Perimeter
Landscaping requirements. At the time of site plan review, the width of this
buffer may be modified if it is determined that adequate landscaping or
other treatment to minimize the impact of adjacent roads on residences can
be accomplished in a lesser width. The exact treatment of the buffer area
shall be approved at the time of site plan review. This buffer area shall be
maintained as common open space.
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8.Front, Corner, Side and Rear Yard. For principal structures, the front yard
shall be a minimum of ten (10) feet in depth, to include porches or other
attachments. Side yards shall be a minimum of five (5) feet in width.
Provided, however, Duplexes may have one side yard a minimum of ten (10)
feet and one side yard of zero feet. Corner side yards shall be a minimum of
twenty-five (25) feet. Rear yards shall be a minimum of fifteen (15) feet in
depth. Provided, however, for dwelling units groups two (2) or more where
such units are attached back to back, there shall be a minimum rear yard
setback of zero feet.
9.Buffers. Buffers required by the Subdivision Ordinance along roads shall be
located within recorded open space.
10.Focal Point.There shall be a focal point with a minimum acreage of .75
acres. The exact location and treatment will be determined at time of
tentative subdivision onsite plan review.
E.Tracts 1–4. Tracts 1-4 shall meet the Lot and Building Standards of the C-2
District. Provided, however, there shall be a 25 percent exception for Ordinance
parking space requirements.
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ATTACHMENT 3
EXHIBIT A: DESIGN MASTER PLAN
September 9, 2019
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ATTACHMENT 4
COMPILED ZONING PLAT
May 3, 2019
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