95SN0309
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.
AUg1:l3t 15, 1995 CPC
September 19, 1995 CPC
September 27, 1995 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
95SN0309
Chester Redevelopment Associates, L.L.c.
and
Melvin L. Davis Oil Co" Inc,
Bermuda Magisterial District
North line of West Hundred Road
REOUEST: Rezoning from Agricultural (A) and Residential (R-7) to Community Business
(C-3) plus Conditional Use Planned Development to permit use and bulk
exceptions on this tract plus an adjacent 10,3 acre tract currently zoned Community
Business (C-3),
PROPOSED LAND USE:
A mixed use development with residential, office and commercial uses is planned,
(See attached Textual Statement and Master Plan for details of proposal.)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS AND ACCEPTANCE OF
THE PROFFERED CONDITIONS ON PAGES 2 THROUGH 8,
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A, The proposed zoning and land uses conform to the Chester Village Plan which
designates the property for neighborhood commercial; mixed use to include
neighborhood commercial and multi-family residential use with a density of 2.5 to
10 units per acre; natural conservation; and residential use of 2.51 to 8,0 units per
acre,
B. The Textual Statement and proffered conditions, coupled with the recommended
conditions, ensure land use compatibility and transition and further address any
increased impact on capital facilities,
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5,
Within the Residential Neighborhood Tract, no more than seventy-
five (75) lots shall be permitted to have accessory or second
dwelling units, Any lots which have accessory or second dwelling
units shall be limited to lots which are not adjacent to Lee or
DeLavial Streets,' unless modified by the Planning Commission at
the time of conceptual or tentative plan review and approval if
adjacent property has been zoned to permit multi-family, townhouse
or similar higher density residential development. At the time of
conceptual plan review, those lots permitted to have second or
accessory dwelling units shall be indicated on the plans, Those lots
approved for such units shall be identified on the record subdivision
plat,
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(NOTE: This condition modifies the Textual Statement, II" B. Lc)
and d),)
6,
Within the Residential Neighborhood Tract, a maximum of 400
dwelling units shall be permitted, Of the 400 dwelling units, no
more than 140 shall be multi-family residential unless such multi-
family residential are condominiums asdefmed and regulated by the
Virginia Condominium Act or attached townhouses,
(NOTE: This condition modifies the Textual Statement, L and II"
B. 1. a).)
7,
Within the Residential Neighborhood Tract, multi-family residential
units, other than those units which are regulated by the Virginia .
Condominium Act, shall be permitted provided such units are
located internal to the development (except where adjacent to the
CSX Railroad) and shall be designed such that other types of
permitted residential uses are located between the multi-family uses
and adjacent properties to the development, This condition may be
modified by the Planning Commission at the time of conceptual, site
or tentative plans review if adjacent property to the development has
been zoned for multi-family uses or if the multi-family uses have
been designed to insure compatibility with adjacent properties to the
development.
(NOTE: This condition is in addition to the Textual Statement, II"
B. 1. b),)
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UTILITIES
I, Public water and sewer shall be utilized, except that wells
and/or bodies of water may be used for irrigation purposes
only for open space, park, and village green areas (subject
to Health Department approval and the requirements of
Chapter 18,1 of the County Code),
2. In COIUunction with the submittal of the fIrst Conceptual
Plan for the Development, an overall water and sewer plan
for the Development shall be submitted to the Utilities
Department for review and approval. This plan shall depict
the routing, sizing, and tie-in points for all mains and shall
provide all data as necessary including water system analysis
based on a buildout scenario and utilizing fIre flow demands
as deemed appropriate by the Fire Administration,
TRANSPORTATION
I, Prior to site plan approval for any development adjacent to
Route 10, forty-five (45) feet of right-of-way on the north
side of Route 10 measured from the centerline of that part
of Route 10 immediately adjacent to the property shall be
dedicated, free and unrestricted, to and for the benefit of
Chesterfield County,
CASH PROFFERS
I, Cash proffers are not required for the construction of up to
69 dwelling units in the Development. This application
contains development scenarios which will increase the
number of dwelling units above the currently permitted
number of units, in which case cash proffers (or some
portion thereof) may be due and payable as follows:
a) At the time designated below, the Applicants, their
successors or assigns, shall pay the following cash
payment to the County for infrastructure
improvements within the service district for the
Development as designated by the Capital
Improvement Program, Subject to the limitations set
forth in b) below, the Applicants, their successors or
assigns, shall pay the following applicable cash
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proffer for infrastructure
improvements within the service
district for the Development,
excluding that portion applicable to
schools, but subject to the provisions
of a) above,
c) If the cash proffers are not expended for the
purposes designated by the Capital
Improvement Program within fifteen (15)
years from the date of payment, they shall be
returned in full to the Applicants, their
successors or assigns"
d) At the option of the County and as a credit
against the cash proffer for schools, parks,
libraries, fire stations, andlor roads, the
Applicants, their successors or assigns, may
make such land dedications andlor in-kind
improvements for schools, parks, libraries,
fIre stations, andlor roads, subject to the
following conditions and limitations:
L Unless otherwise mutually
agreed, the aggregate value of
such land dedications and/or
in-kind improvements shall
not exceed $5,175 per
residential dwelling for which
a building permit is issued,
The value of any land
dedicated to the County shall
be the fair market value
(unless otherwise mutually
agreed) of such property
conveyed as of the date of
such conveyance,
e) Should Chesterfield County impose impact
fees for schools, parks, roads, libraries,
and! or fIre stations at any time during the life
of the Development, the amount paid in cash
proffers shall be in lieu of or credited toward
7 95SN0309/WP/SEPT27G
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GENERAL INFORMATION
Location:
Fronts the north line of West Hundred Road and lies between the CSX Railroad and
DeLavial Street. Tax Map 115-2 (1) Parcels 6 and 7; Tax Map 115-2 (2) W,C, Trueheart,
Lot 5; Tax Map 115-3 (1) Parcell; Tax Map 115-6 (I) Parcel 40; Tax Map 115-6 (2)
. W,C, Trueheart, Lot 6; and Tax Map 115-7 (1) Parcels 1,2,3, 15 and 35 (Sheet 32),
Existing Zoning:
A, R-7 with Conditional Use Planned Development and C-3
Size:
83,9 acres
Existing Land Use:
Single-family residential, commercial or vacant
Adiacent Zoning & Land Use:
North - R-9; Single-family residential
South - A with Conditional Use, R-7 and C-3; Multi-family residential and commercial
East - A, R-7, R-9 and C-3; Single family residential, commercial or vacant (CSX
Railroad)
West - A and R-7; Single family residential or vacant
PUBLIC FACILITIES
Utilities:
Public Water System
The request site is served by six (6) inch water lines on Centre and Lee Streets and an
eight (8) inch water line on West Hundred Road, The applicants have proffered the use of
the public water system and submittal of an overall water system plan, (proffered
Conditions B,1. and B,2,)
The results of a computer simulated flow test indicate that the existing system should be
able to meet the domestic demands of the proposed uses, However, the existing system
cannot support the anticipated fire flow demands, The applicants are aware of this and it
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roadways serving the proposed development will be required to ensure adequate
accessibility by fIre fighting equipment, Proposed roadways must provide adequate clear
width, free of parked automobiles, to allow safe passage of fIre apparatus, A minimum of
two (2) permanent access points must be maintained into the proposed development,
including during the construction phase, These concerns will be addressed at the time of
conceptual, tentative subdivision and site plan review, Improvements to the water service
in the area will be required to deliver adequate fIre flows, (See Utilities Department
comments)
Schools:
Existing zoning on the property would permit sixty-nine (69) lots to be developed which
could generate approximately forty (40) school-aged children, Approximately 302 school-
aged children could be generated by the additional 531 homes proposed by this
development. The School Administration reviews and revises the program capacities for
all County schools regularly, Program capacity is affected by the number of special
programs in each school which require a different use of space, The current program
capacity may change from year to year, The site lies in the Ecoff Elementary School
attendance zone: capacity- 775, enrollment- 740, The site borders between two (2)
middle and two (2) high school attendance zones: Carver Middle School zone: capacity-
540, enrollment- 659; Chester Middle School zone: capacity - 720, enrollment - 1,004;
Lloyd Bird High School zone: capacity- 1,575, enrollment- 1,853; and Thomas Dale High
School zone: capacity -1,375, enrollment - 1,607, A fmal decision on school assignment
for this project will not be made until building permits are issued,
These attendance areas are already extremely overcrowded, In particular, Carver Middle,
Chester Middle, and Bird High Schools each have thirteen (13) double-wide trailers in use,
Thomas Dale has seventeen (17) double-wide trailers, Rapid growth is continuing in this
area with other approved or planned subdivisions and continued building in existing
subdivisions, This development could have a significant impact on area schools,
particularly at the high school level. A new middle school is projected to open in
September, 1997 to replace Carver Middle and relieve Chester Middle, A new high school _
site is needed, but has yet to be located or funded, Students from this project may need
to be assigned to a school outside of the attendance area until relief for these schools is
achieved. The applicants have agreed to participate in the cost of providing for area
school needs, (Proffered Condition D,1.)
Transportation:
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation, The proposed eighty-four (84) acre development includes
retail, office, residential, recreational and public/semi-public land uses, The development
is comprised of two (2) basic tracts: a sixty-four (64) acre Residential Neighborhood
11
95SN0309/WP/SEPT27G
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to Route 10 via the County owned abandoned railroad right-of-way, The County has
committed $1.2 million of the $3,5 million estimated cost for the construction of this road,
There are no commitments to provide the remaining funding,
The Textual Statement provides for the potential for private streets, Staff will recommend
against the use of private streets in the development,
Several street connections between the Village Green and the new road connecting Chester
Road and Route 10 are proposed in the illustrative concept plan, The textual statement for
the Residential Neighborhood District states, "all dwelling units shall front adjacent
streets," It is possible that some of the internal roads will carry in excess of 1 ,500 cars
per day, Lots fronting a road which carries in excess of 1,500 cars per day violate the
Commission's policy, At the time of tentative subdivision/conceptual/site plan review,
staff will make recommendations regarding- those streets which should not have lots
fronting the road, The textual statement should be modified to allow the stafflCommission
to prohibit lots fronting roads which carry more than 1,500 cars per day, should it be
deemed appropriate at the time of plan review, (Condition 2)
Development of this property must adhere to the Zoning Ordinance relative to access and
internal circulation (Article 7), Access to Route 10 will be provided via Centre Street and
a new public road (Site Road) that will align the Old Hundred Road intersection, VDOT
may require construction of aright turn lane along Route 10 at the Site Road intersection,
The Thoroul1'hfare Plan identifies Route 10 as a major arterial with a recommended right-
of-way width of ninety (90) feet, The applicants have proffered to dedicate forty-five (45)
feet of right-of-way measured from the centerline of Route 10 in accordance with that
flaIl. (Proffered Condition C ,1.)
Financial Impact on Capital Facilities:
PER UNIT
Potential # New Dwelling Units *531.00 1.00
Population Increase 1,486,80 2.8
NUInber New Students
Elementary 148,68 0,28
Middle . 69,03 0,13
Hil!h 84,96 0,16
13
95SN0309/WP/SEPT27G
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subject property and West Hundred Road. In addition, property to the north, east and west
have been developed for single-family residential uses or remains vacant, The Chester
Villag-e Plan suggests that the area surrounding Centre Street be developed for a mixture
of uses to include residential and commercial. The fllm suggests a variety of housing
types at various densities in this area, The application as submitted conforms to these
concepts. It is anticipated that this development will encourage revitalization of the
existing commercial core, as well as provide additional commercial services and a variety
of residential housing to the Chester Community,
Zoninl! History':
On February 23, 1983, the Board of Supervisors approved rezoning from Agricultural (A)
to Residential (R-7) with Conditional Use Planned Development on a portion of the request
property fronting DeLavial Street. A single-family residential subdivision was proposed,
but never developed,
Current Proposal:
The applicants' proposal is outlined in the attached proffered conditions, Master Plan and
Textual Statement, The proposed zoning would permit a range of residential types and
densities; publici semi-public uses; and various commercial uses,
Land Uses and Site Design:
A schematic plan has been submitted in conjunction with this zoning application (Case
95PS0284), The Textual Statement would require submission of conceptual plans for
separate areas within the development prior to individual site or tentative plan approval.
The conceptual plans will provide more detailed information relative to buildings, streets
and drive locations; architectural plans; and landscape design, These plans will be
approved by the Planning Commission, (Condition 3)
The request property lies within the Chester Village Core Area, Where not addressed in
the applicants' Textual Statement or Proffered Conditions, redevelopment of the site or
new construction must conform to the development standards of the Zoning Ordinance
which address access, parking, landscaping, architectural treatment, setbacks, signs,
buffers, utilities, and screening of dumpsters and loading areas, At the time of conceptual
plan consideration, the Commission may modify landscaping, sign and lighting standards
under certain circumstances,
Condition 4 would require that pedestrian and vehicular connections be made between the
Residential Neighborhood and the Village Green with initial development of residential
uses in the Residential Neighborhood unless modified by the Planning Commission under
15
95SN0309/WP/SEPT27G
.
.
DLZ~d3:S/dA\/60EONS~6
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.
.
. Residential Neighborhood
Within that area designated as Residential Neighborhood on the Master Plan, the
uses permitted would be limited to those uses normally permitted by right or
conditionally in residential zoning districts, such as churches; churches having day
cares, schools or kindergartens as accessory uses; parks; marketing/sales centers
for the development; and various housing types to include detached, attached and
multi-family residential units, The total nUInber of dwelling units could not exceed
400 in this area, Condition 6 would limit the number of multi-family units to 140
in this area unless the units are condominiums, Unless modified by the Planning
Commission under certain circumstances, Condition 7 would require that multi-
family residential units, other than condominiums, be located internal to the
development and designed such that other types of permitted residential uses are
located between the multi-family uses and adjacent property to the development.
In addition, dwelling units separated from the main dwelling unit or second
dwelling units within a principal structure would also be permitted subject to
certain restrictions, Condition 5 would limit the total number of second or
accessory dwelling units to seventy-five (75) and only allow such units adjacent to
Lee or DeLavial Streets if approved by the Planning Commission under certain
circumstances, Further, Condition 5 would require that those lots permitted to
have such units be reflected on the recorded subdivision plat. Proffered Condition
F, 1. would also require recordation or restriCtive covenants that provide for a
design theme and architectural character as generally depicted in the pictures and
elevations submitted as a part of the application, Typically, the Commission and
Board have permitted such uses where the occupants of the two (2) dwellings are
related, The applicants have not agreed to this restriction, The applicants have
agreed to limit the number of rental units that may be permitted on any lot
(proffered Condition G, 1,), Given the concept of the development and the intent
to provide alternative housing styles, staff can support these uses without the
typical restrictions, Minimum lot sizes for attached and detached units would
range between 1,620 and 4,000 square feet, respectively, Any multi-family project
would be limited to a maximum of fourteen (14) units per acre, required front yard
setbacks would range between zero (0) feet and twenty-five (25) feet depending
upon the adjacent street type (whether a street anticipated to carry heavy traffic,
another through street or a non-through street),
Architectural Treatment:
Non-Residential
Within the Chester Village Core Area, no building exterior (whether front, side or
rear) may consist of architectural materials inferior in quality, appearance, or detail
to any other exterior of the same building, There is, however, nothing to preclude
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95SN0309/WP/SEPT27G
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DLZl.daS/dM./60EONS~6
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.
.
With the approval of this request, outside storage would be permitted in the Village Green
as an accessory use provided the storage is within a covered sidewalk, courtyard area,
andlor screened area designed for such use and the size of the storage area is limited
(Textual Statement ILC,l.i and 2.e), There would, however, be no size limit on the
outside storage area for post office use, Outside storage areas must be screened from view
of adjacent properties which have no such areas and public rights of way; provided,
however, that at the time of site plan review, screening requirements may be waived based
on the relationship of such areas to adjacent properties, uses, public rights of way and the
types and quantities or materials stored,
Several adjacent properties are zoned Residential (R-7 and R-9) and Agricultural (A) and
are occupied by single-family residences or are vacant and designated on the Chester
Village Plan for residential use, The Zoning Ordinance requires a minimUIn seventy-five
(75) foot buffer along the property boundary of the request site where adjacent to these
properties, At the time of site or schematic plan review, the Planning Commission may
modify these buffer requirements based on certain criteria,
Conclusions:
. The proposed zoning and land uses conform with the Chester Village Plan, In addition,
The Textual Statement and Proffered Conditions, along with the recommended conditions,
insure land use compatibility and transition and further address any increased impact on
capital facilities, Therefore, staff recommends approval of this request.
CASE HISTORY
Planning Commission Meeting (8/15195):
The Commission deferred this case for thirty (30) days,
Applicants; Staff; and Bermuda District Supervisor and Commissioner (8/21/95):
A meeting was held to review the proposal and discuss possible additional conditions,
Applicant (915,6, 7195):
The applicants submitted pictures and elevations depicting the design theme and
architectural style of the development.
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95SN0309IWPISEPT27G
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.
Planning Commission Meeting (9/19195):
The applicants accepted the recommendation, There was no opposition present,
On motion of Mr, Cunningham, seconded by Mr, Miller, the Commission recommended
approval of this request, subject to the conditions and acceptance of the proffered
conditions on pages 2 through 8,
AYES: Unanimous,
The Board of Supervisors, on Wednesday, September 27, 1995, beginning at 7:00 p,m" will take
under consideration this request.
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95SN0309/WP/SEPT27G
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.
.
SUMMARY OF PLAT AND TAX MAP ACREAGES
I TM NUMBER I PLAT ACRES VeOT TAKE SUBTOTAL COUNTY EXISTING ACRES USED
RECORDS ZONING IN ZONING
ACRES APPLICATION
115-07.01-002 3.3550 A
5.2866 0.2440 R-7
115-07.01-003 0,6726 2,2222 R.7
5.9593 (0.138) 5.8212 5.8212 5.8212
115-07-01.015 2.8492 (0.474) 2.3752 2.4260 R-7 2.4260
115-07-01-035 1.4970 1.4780 C-3 1.4970
115-06.02-006 8.3040
115.06-02-007 1.0330
115-06.02-008 0.783
SUBTOTAL 10,1200 10.2900 R-7 10.2900
115-06.02-005 27,6150 28.2200 A 28.2200
115-06-01-006 2.0250 2.0000 A 2,0250
115-06.01.007 20,6950 22.3800 A 22.3800
115-07-01-001 8,7610 8.7610 C.3 8.7610
115-03-01-001 0.1500 0.1700 A 0.1700
1 15-06-01 -040 2.2510 2.2510 R-7 2.2510
I TOTAL U 81.9225 I I U 83.7972 I U 63,84121
.
.
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S.LN3.1NO:> :10 31a".1
CHESTER VILLAGE GREEN.
TEXTUAL STATEMENT
PAGE 1
.
I. SUMMARY OF EXISTING AND PROPOSED ZONING DISTRICTS AND ACREAGES
I EXISTING ZONING II PROPOSED ZONING I
DISTRICT ACRES DWELLING UNITS DISTRICT ACRES DWELLING UNITS
PERMITTED PROPOSED
A .56,1500
R-7 17.4332 69
C-3 10,2580 C-3 wlCUPD 83,7040 500
RESIDENTIAL
NEIGHBORHOOD
C-3 W/CUPD 20,1372 200
VillAGE GREEN
TOTAL 83,8412 691 I 83,8412 I 700 I
II. USE AND BULK EXCEPTIONS, CONDITIONS, AND STANDARDS OF DEVELOPMENT
A. GENERAL
1, Prior to site and/or tentative plan approval for any development within those areas delineated on the
Schematic Plan, a Conceptual Plan shall be submitted to the Planning Department for approval.
Conceptual Plans shall depict the overall urban design concept for the areas as designated on the
Schematic Plan and shall illustrate the location of all buildings, streets, drives, parking areas, and other
information necessary (including conceptual architectural and landscape designs as may be required)
to insure that the proposed development conforms to the concepts of Chesterfield County's" Chester
Village Plan" and these required conditions and standardsbf development,
Conceptual Plans shall be approved by the Planning Staff unless exceptions are requested as set forth
below in which case the Conceptual Plans shall be approved by the Planning Commission,
a) Landscaping shall comply with the applicable sections of the Zoning Ordinance except that at the
time of Conceptual Plan review, the Planning Commission may approve alternative landscaping
concepts based on more specific plans for the Development or portions thereof, In general the
landscaping within the Development and along Route 10 shall be urban in character; define
spaces, roads, and pedestrian paths/sidewalks; and connect various uses and/or parcels rather
than separate and screen except as otherwise required herein,
bl Signs shall comply with applicable provisions of the Ordinance, except as follows:
i) Sign Package Submittals shall be submitted as part of each Conceptual Plan instead of at Site
Plan Submittal. .
ii) Alternative signage types, sizes, colors, and regulations may be approved by the Planning
Commission at the time of Conceptual Plan approval (based upon concepts which provide
pedestrian and village scale character similar to signage along the Duke of Gloucester Street
in Williamsburg) in order to achieve a village versus suburban shopping center development
character.
c) Street lights and other lighting shall comply with the applicable provisions of the Ordinance except
that at the time of Conceptual Plan approval, the Planning Commission may approve alternative
lighting requirements (including spaCing and heights) based on the need to achieve a village
character and to provide for pedestrian safety during night time activities,
2. In order to assure the long term operation and maintenance of open space's, landscaping, parking
areas, and public/semi-public spaces and to establish effective design guidelines which will implement
the concepts of the Chester Village Green, an association(s) shall be established and covenants
recorded (prior to the first Conceptual Plan Application) which shall include provisions for a "Design
Review Board" which shall develop and implement design guidelines. The membership of the "Design
.
.
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l.N3V\13.1'o'.1S1'o'n.1X3.1
N33tlD 3D\flll^ ~31.S3HJ
eHESTER VILLAGE GREEN.
TEXTUAL STATEMENT
PAGE 3,
.
c) Attached housing and lots less than sixty feet in width shall be located on non-through streets except
that the Planning Commission may approve alternative locations provided that dwelling units shall be
consistent in scale and design character along any block front and with dwelling units on block fronts
across the street,
d) On lots with detached townhouses. the provisions for accessory structures for the Townhouse District
of the Zoning Ordinance shall apply to garages and other accessory structures except as otherwise
modified herein,
3. RESIDENTIAL NEIGHBORHOOD DEVELOPMENT STANDARDS (SEE FOOTNOTES)
LAND USE MAXIMUM MnlMUM MAXIMUM LOT ""'MUM MnlMUM FRONT YARD OR MINIMUM ....IMUM MAXIMUM
DENSITY LOT SIZE COVERAGE BY LOT WIDTH BUlLDftG SETBACK SlOE YARD REAR YARD HElGIfT
STRUCTURE OR BUILDING OR BUIlDING
SETBACK SETBACK
llndudmg .a-
eon... ....... S1llEET OTHER NON- 1_
-I .A" THROUGH THROUGH 111 ...........
S1IlEETS S1IlEETS -,
TOWNHOUSES: 5/ACRE 4.000 SF 50% 20 FT AT 25 FT 20 FT '0 FT 4 FT 20 FT 3 STORIES OR
DETACHED STREET 40FT
40 FT AT
~ BUILDING
LoeA nON
TOWNHOUSES: , O/ACRE 1620 SF 60% 12 FT 26 FT 20 FT OFT OFT 20 FT 3 STORIES OR i
ATTACHED AT STREET 4 FT For end 40 FT
1S FT AT units in each i
BUILDING building ,
121 LOeA TION I
MULTIPlE 14/ACRE N.A. 60% N.A. 26 FT 20 FT OFT 15FT Minimwn 20 FT 3 STORIES OR I
FAMilY betw..n bu;Jd- 40 FT
(Refers to entire ing.
III narcell
FOOTNOTES
(1) Corner side yards and setbacks shall be the same as side yards and setbacks except that no structure, fence. or wall shall be located
in a manner which would obstruct visibility betwean threa (3) and tan (10) faat abova the abutting streat centerline within a triangle
formed by two (2), twenty (20) foot legs measured .from the point of intersection of the two streets.
(2) The fallowing regulations are intended to establish criteria under which Attached and Detached Townhouse and Multiple Family
dwelling units may be reviewed to insure architectural and site planning quality, adequate useable open space and recreation
facilities, and other residential amenities. Sufficient flexibility for a creative variety of housing designs as well as technological and
other changes over the life span of the Development shall be permitted according to the standards and exceptions outlined below.
a. There shall be no required common area provided for each exposed side. front, and rear of townhouse lots except as determined
at site andlor tentative plan review.
b. No minimum open space and/or recreation areas and facilities shall be required within any parcel or group of dwellings but shall
be conveniently accessible to the residents and may be provided within an individual parcel or in other areas of the Developw
ment.
c. Compatibility and appropriate transition between any group of Attached Townhouses or Multiple Family dwelling units and
adjacent properties or uses shall be insured by providing buffers and/or landscaping as determined or required through sche-
matic, conceptual. site. and/or tentative plan approvals.
d. In order to help produce a human scale and to avoid potentially monotonous building facades, spatial variety shall be achieved
by: (a) varying the facades of dwelling units; (b) utilizing architectural elements such as porches or bay windows; and/or (cl
siting structures such that the topography causes a sufficient variation either vertically or horizontally in the building form;
provided, however, the total number of dwelling units on anyone floor level of a building shall not exceed ten (10) nor shall
the total length of any structure or series of attached units exceed three hundred (300) feet, whichever is greater.
The desired village character and human scale shall be reinforced through appropriate uses of design elements such as balco-
nies. porches, aniculation of doors and windows, sculptural or textural relief of facades. brick belt courses, roof form and
proportion, or other appurtenances such as lighting fixtures or plantings.
e. Groups of dwelling units may be provided access by means of private drives or roads twenty four (241 feet in width if approved
at the time of site and/or tentative plan approval.
c. VILLAGE GREEN
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CHESTER VILLAGE GREENe
TEXTUAL STATEMENT
PAGE 5
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c. The Village Green area shall incorporate an overall design "theme" to provide continuity, identity, and
cohesiveness including street lights. paving materials. signage. landscape design and materials,
building design and materials, and other site features such as fountains. benches, gazebos. sidewalk
cafes. bollards. fencing, etc, Overall design features and elements shall be identified and submitted
for review and approval as part of any Conceptual Plan review,
d) Uses such as sidewalk cafes, vending areas, farmers market. garden centers. and/or other displays
may be permitted outside a building and in the sidewalk area provided that a minimum of eight feet
in width is maintained for pedestrian circulation,
el Outdoor storage of materials for retail sales or for equipment used by the business. is permitted as an
accessory use provided the storage is within a covered sidewalk, courtyard area. and/or screened area
designed for such use as described above. Such storage may not exceed 50% of the gross floor area
of the principal use or a maximum of 4500 square feet except that a Post Office may have a larger
area for outdoor storage of delivery vehicles subject to screening and location which shall be deter-
mined at the time of Conceptual andlor site plan approval, At the time of site plan review, screening
of outdoor storage areas may be required based on their relationship to adjacent properties, uses, and
public rights-of-way and the types and quantities of materials to be stored. (For example. storage of
items such as mulch and potting soil may require screening, whereas items such as plants and decora-
tive containers may not require screening.)
f) There shall be no minimum setbacks for buildings on streets other than'major arterials provided that,
between the building and the curb a sidewalk with a minimum width of twelve feet which includes
street trees adjacent to the curb is provided. Towers. porticos. porches. and other similar architectural
elements and features may be located closer to the curb if approved at the time of site and/or tentative
plan review provided that sufficient access for pedestrian passage is maintained.
There shall be no minimum setbacks for parking and drives on streets other than major arterials
provided that a sidewalk with a minimum width of eight feet which includes street trees adjacent to
the curb and a hedge form adjacent to the parking and/or drive is provided, Selected areas may remain
open in the hedge form to provide pedestrian connections and driveways,
There shall be a one foot setback for buildings. drives. and parking areas along major arterials provided
that a minimum of fifteen feet shall be maintained between the curb and the building, drive, or parking
area.
g) Parking areas with fewer than forty parking spaces shall not require internal landscaping when bor-
dered by hedge forms and street trees for a minimum of fifty percent of their perimeter.
hi For those buildings surrounding the open space required in a) above, the heights may be increased to
four stories or fifty feet, The height of towers. spires. and other similar architectural elements may
be increased to a maximum of one hundred feet,
i) Residential dwelling units may be located contiguous to. or on top of, non-residential land uses.
provided that adequate vehicular and pedestrian access, parking, and enjoyment of common open
spaces are provided, Such dwelling units shall be located. designed. and constructed so as not to be
subjected to offensive or hazardous odors. noises. vibrations. dust, smoke, or traffic,
j) The maximum number of dwelling units shall not exceed 200 and a maximum of 5 acres may be used
for residential dwelling units other than Over Shop Housing,
III. SEVERANCE
The unenforceability, illegality, elimination, revision or amendment of any condition set forth herein. in whole
or in part, shall not affect the validity or enforceability of the other conditions or the unaffected part of any
such condition,
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EXHIBIT C; MASTER PlAN
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H01WEST CARY STREET. RICHMOND, VIRGINIA 23221 .804-355-4410
CHESTER VILLAGE GREEN ~
5 SEPT. 1995
~ J The Planning & Design Collaborative wishes to acknowledge the following sources as origins of the illustrations utilized
" to convey to the Planning Commission & Board of Supervisors a sense of the kind of place Chester Village can become:
'\..
Sheet A
1.
2.
3.
4,
5.
6,
7,
8,
9,
10,
11.
12,
13,
Sheet B
1.
2,
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Sheet C
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Prollressive Architecture, May 1989, p,80-81.
Katz, Peter; The New Urbanism Toward An Architecture of Community, p. 177,
Katz, Peter; The New Urbanism Toward An Architecture of Community, p, 170,
Katz, Peter; The New Urbanism Toward An Architecture of Community, p. 154.
Katz, Peter; The New Urbanism Toward An Architecture of Communltv, p, 138,
Planninr Magazine, Nov, 1993, p.16.
Dashiel , Segar Cofer; Smithfieldh A Pictorial History, p, 59,
Chester Village Foundation Broc ure,
Duany, Andres and Elizabeth Plater-Zyberk; Towns and Town-Making Princioles, p.61.
Dashiell, Segar Cofer; Smithfield, A Pictorial History, p, 13,
Katz, Peter; The New Urbanism Toward An Architecture of Community, p, 3S,
Dashiell, Segar Cofer; Smithfield, A Pictorial Historv, p, 106,
Builder Magazine, Jan. 1990, p, 294-295.
Planning M~azine, Sept. 1990, p. 6, .
Katz, Peter; he New Urbanism Toward An Architecture of Community, p, 45,
Dashiell, Segar Cofer; Smithfield, A Pictorial Historv, p, 37,
Dashiell, Segar Cofer; Smithfield, A Pictorial Historv, p, 4,
Inform Magazine, 1995, No, 2; p, 20,
Katz, Peter; The New Urbanism Toward An Architecture of Community, p, 43,
Inform Magazine, 1995, No, 2;l' 21. .
Dashiell, Segar Cofer; Smithfiel ,A Pictorial History, p, 61.
Katz, Peter; The New Urbanism Toward An Architecture of Community, p, 39,
Katz, Peter; The New Urbanism Toward An Architecture of Communitv, p, 30,
Duany, Andres and Elizabeth Plater-Zyberk; Towns and Town-Makin Pnnci les p.36,
Brochure - "Hamlets and Villages in the Neotra itiona Form" y A. Nelessen Associates, Ine.
Photograph, English Oaks At Welleslev, by The Planning & Design Collaborative, Inc,
Sales brochure - "The Keswick Estate", Keswick, VA.
Builder Magazine, Aug, 1991 (P&DC),
Photograph, English Oaks At Wellesley, by The Planning & Design Collaborative, Ine.
Photograph, Engl ish Oaks At Welleslev, by The Planning & Design Collaborative, Inc,
Bui}der MaFazi,'d' Aug, 1991 (P&DC),
Pro essiona Bur er, March 1995, p, 113,
Professional Builder, March 1995, p, 124,
Professional Builder, March 1995, p, 111.
Professional Builder, March 1995, p, 119,
Professional Builder, March 1995, p, 116,