CASE NUMBER: 17SN0753 (AMENDED) APPLICANT: HRHVA LLC

Transcription

1 CASE NUMBER: 17SN0753 (AMENDED) APPLICANT: HRHVA LLC CHESTERFIELD COUNTY, VIRGINIA DALE DISTRICT ADDENDUM Board of Supervisors (BOS) Hearing: MAY 23, 2018 BOS Time Remaining: 365 DAYS Applicant s Agent: ANDREW SCHERZER ( ) Planning Department Case Manager: DARLA ORR ( ) 80.2 Acres 6767 Iron Bridge Road REQUEST (AMENDED) Rezoning from Agricultural (A) to Residential Townhouse (R-TH) plus conditional use planned development to permit exceptions to ordinance requirements on 22 of the 80.2 acres. Specifically, exceptions are requested to permit multi-family residential units, commercial use, a group care facility and exceptions to ordinance requirements. Notes: A. Conditions may be imposed or the property owner may proffer conditions. B. Proffered conditions and Textual Statement, as amended, are located in Attachments 1 and 2. THESE AMENDMENTS WERE RECEIVED AFTER PUBLIC ADVERTISEMENT OF THIS CASE. THE BOARD WOULD NEED TO UNANIMOUSLY AGREE TO SUSPEND THEIR RULES TO CONSIDER THESE AMENDMENTS. SUMMARY The subject property is in a revitalization area. A development including a maximum of 270 townhomes, 230 multifamily residential units and/or a 120-bed group care facility, and limited commercial uses is proposed. An overall maximum of 500 residential units would be permitted, yielding a density of approximately 6.23 dwelling units per acre. The applicant has proffered design and architectural standards (discussed on pages 5 and 6) to ensure a well-designed, quality development that should serve to enhance the community. ADDENDUM The purpose of this Addendum is to provide an amendment to the Textual Statement. On May 23, 2018, the applicant amended Item II.B of the Textual Statement to include a limitation on the number of bedrooms in multi-family residential dwelling units. Specifically, no such units would have more than three (3) bedrooms. Further, no more than ten (10) percent of the constructed multi-family units would include three (3) bedrooms. Proffered Condition 1 has been amended to reflect the date of this Textual Statement revision. Staff continues to recommend approval as outlined on the following page. Providing a FIRST CHOICE community through excellence in public service

2 PLANNING COMMISSION STAFF APPROVAL RECOMMENDATION PLANNING - APPROVAL Proposed zoning and land use comply with the recommendations of the Comprehensive Plan Quality design and architecture offered by the applicant provide for a convenient, attractive and harmonious community that should enhance the surrounding development. TRANSPORTATION - APPROVAL Located within a revitalization area. Under the Road Cash Proffer Policy, no road cash proffer will be accepted. SUMMARY OF IDENTIFIED ISSUES Department SCHOOLS Issue Post 2020, the Public Facilities Plan recommends a new high school facility in the vicinity of Chester Road and Route 288 north of Route 10, 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. 2 17SN MAY23-BOS-ADD

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4 CASE HISTORY Applicant Submittals 12/12/16 Application submitted 3/22, 3/27 Proffered Conditions, Textual Statement and exhibits submitted and 9/20/17 11/17/17 Revisions to Application, proffered conditions, Textual Statement and exhibits submitted 12/5 and Revisions to proffered conditions and Textual Statement submitted 12/20/17 1/04, 1/10, Revisions to proffered conditions, Textual Statement and exhibits submitted. 1/11, 1/23, 3/12, 3/23, 3/27, 4/3 and 4/10/18 4/13/18 Application amended to remove a portion of request property and revisions to proffered conditions and Textual Statement submitted. 5/23/18 Revisions to proffered conditions and Textual Statement submitted. Community Meetings 2/23/17 Issues Discussed: Retirement housing proposed to meet area demands for senior housing Townhomes and/or quad-plex design proposed for single family portion No access is planned to adjacent neighborhoods Additional traffic on Route 10; VDOT will determine whether a signal will be required at the development s access to Route 10 and what the appropriate speed limit would be along this portion of Route 10 Route 10 is planned for ultimately 6 lanes in this area Quality in design and architecture is important 9/6/17 Issues Discussed: Buffer along Ironbridge Road and provision of cross access easement to adjacent church Standing seam metal as additional roof material and exclude asphalt as driveway treatment Minimum size of townhome units and clubhouse Different garage projections proposed; upgraded garage door treatment Compatibility of townhouse elevations; Plan certain percentage of each type Propose traditional townhome lot and quad-unit development Possible road and/or pedestrian connection to existing and planned commercial area to the northeast Child care center as possible use Increased number of apartments planned 4 17SN MAY23-BOS-ADD

5 Community Meetings (Continued) 3/27/18 Issues Discussed: Should consider reducing density Traffic along Route 10 corridor is an issue; Warrants for traffic signal Consideration of combining access points at signalized intersections People in other subdivisions along Route 10 cannot get out where there is no traffic signal County and VDOT are behind in making needed road improvements Connectivity to area properties Likely 3 or 4 phases of townhome construction; market determines speed of development Planning Commission 5/16/17 Action DEFERRED TO SEPTEMBER 19, 2017 ON ITS OWN MOTION WITH THE APPLICANT S CONSENT. 9/19/17 Action DEFERRED TO NOVEMBER 21, 2017 ON ITS OWN MOTION WITH THE APPLICANT S CONSENT. 11/21/17 Action DEFERRED TO JANUARY 16, 2018 ON ITS OWN MOTION WITH THE APPLICANT S CONSENT. 1/16/18 Action DEFERRED TO FEBRUARY 20, 2018 ON ITS OWN MOTION WITH THE APPLICANT S CONSENT. 2/20/18 Action DEFERRED TO APRIL 17, 2018 ON ITS OWN MOTION WITH THE APPLICANT S CONSENT. 4/17/18 Citizen Comments: Citizens expressed opposition to the case noting concerns relative to increased traffic on Route 10; no signals at development s access points to Route 10; proposed density; lack of connectivity; and, quality of development design Applicant s Comments: Applicant s agent stated developer will pay for a traffic signal if/when warranted by VDOT; connectivity is provided to property to the south; density complies with Comprehensive Plan recommendations; and development standards offered. Commission Discussion: Mr. Jackson noted that the entrance feature focal point will be coming to the Commission for approval. He added that the case has evolved significantly over the past year and 3 community meetings. He also stated that connectivity was being provided to the north and south. Recommendation APPROVAL SUBJECT TO THE PROFFERED CONDITIONS IN ATTACHMENT 1 Motion: Jackson Second: Sloan AYES: Sloan, Jackson, Jones and Stariha ABSENT: Freye The Board of Supervisors on Wednesday, May 23, 2018, beginning at 6:00 p.m., will consider this request. 5 17SN MAY23-BOS-ADD

6 ATTACHMENT 1 PROFFERED CONDITIONS May 23, 2018 April 13, 2018 Both the Planning Commission and staff recommend acceptance of Proffered Conditions 2-8, as offered by the applicant. On 5/23/18, the applicant revised Proffered Condition 1 and Textual Statement Item II.B, as reflected by underlines and strike-throughs. 1. Master and Zoning Plans. The Textual Statement, last revised May 23, 2018 April 13, 2018, and Exhibit A, last revised March 27, 2018, and prepared by Balzer and Associates, Inc. shall be considered the Master Plan. (P and BI) 2. Dedication. Prior to any site plan approval or within sixty (60) days from a written request by the Transportation Department, whichever occurs first, 100 feet of right-ofway along the east side of Iron Bridge Road (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. (T) 3. Vehicular Access. Direct vehicular access from the property to Route 10 shall be limited to 2 entrances/exits. One access (the Main Access ) shall be generally located towards the southern property line, and the other access shall be generally located midway between the Main Access and the northern property line. The exact location of these accesses shall be approved by the Transportation Department. (T) 4. Road Improvements. In conjunction with the initial development, the following road improvements shall be completed, as determined by the Transportation of Department: a. Construction of an additional lane of pavement along the northbound lanes of Route 10 for the entire property frontage. b. Construction of additional pavement along the northbound lane of Route 10 at each approved access to provide a separate right turn lane. c. Construction of a new crossover on Route 10 to serve the Main Access. Additional pavement shall be constructed along the northbound and the southbound lanes of Route 10 to provide left turn lanes at the new crossover in both directions. d. Construction of a 3-lane typical section (i.e., one eastbound lane and two westbound lanes) for the Main Access at its intersection with Route 10. e. Full cost of traffic signalization at the Main Access/Route 10 intersection, if warranted, as determined by the Transportation Department. f. Construction of a sidewalk along the east side of Route 10 for the entire property frontage. 6 17SN MAY23-BOS-ADD

7 g. Dedication to and for the benefit of Chesterfield County, free and unrestricted of any additional right of way or easements required for the improvements identified above. (T) 5. Access Easement. Prior to any site plan approval or within ninety (90) days of a request by the Transportation Department, an access easement, acceptable to the Transportation Department, shall be recorded from the Main Access on Iron Bridge Road to the adjacent property identified as Tax ID (T) 6. Focal Point/Recreation Area. a. A minimum of two (2) open space areas, each a minimum of 0.75 acre in size, shall be provided within this property to provide focal points. One shall be located at the entrance of the property adjacent to the Main Access. Part of each focal point area shall be hardscaped and have benches and other amenities that accommodate and facilitate gatherings. A portion of the focal points may include areas devoted to best management/storm water facilities. The focal points shall be developed concurrent with the phase of development that the focal point is intended to serve. b. An entrance feature shall be provided at the Main Access to the Property at Iron Bridge Road within the focal point area and shall include a monument-style sign with either landscaping, fences, berms, or a combination thereof or similar landscape features. The entrance feature shall have compatible features and quality with those shown in Exhibit B, Pictures 1-3. The exact design and location of the entrance feature shall be approved by the Planning Commission prior to the approval of the initial site plan or subdivision plan for the subject property. c. A covered community gathering space such as a pavilion, gazebo, or similar structure ( Pavilion ) shall be provided on the Property. i. The Pavilion shall be a minimum of 192 square feet in size and the design of the Pavilion shall be compatible with the architecture of the community. The space within the Pavilion shall be hardscaped and include benches or other seating to facilitate gatherings. Pathways and/or walking trails shall be used to connect the Pavilion to the development. ii. The exact location of the Pavilion shall be determined at the time of the initial construction plan approval. d. Recreational and pedestrian amenities, such as walking paths, benches, gathering areas, picnic area(s), pickleball court(s), playfield(s), and a pool, shall be permitted. If approved by Environmental Engineering during plans review, a trail shall be provided, generally following the Resource Protection Area along the perimeter of the property. e. Outdoor courts and similar active recreational facilities shall be located a minimum of fifty (50) feet from adjacent property external to the development, 7 17SN MAY23-BOS-ADD

8 a minimum of twenty-five (25) feet from adjacent residential property internal to the development, and a minimum of twenty-five (25) feet from any existing or proposed public road. Within the fifty (50) foot and twenty-five (25) foot setbacks, a twenty-five (25) foot buffer shall be provided along the perimeter of all active recreational facilities except where adjacent to any existing or proposed public roads. These buffers shall conform to the requirements of the Zoning Ordinance for twenty-five (25) foot buffers. These buffers and setbacks may be modified by the Planning Commission at the time of plan review. f. All such focal points/recreation area shall be maintained by the Homeowners Association. g. Community gardens shall be permitted. Propagation and cultivation of crops, flowers, trees and shrubs that are not offered for sale, within the open space that is owned, operated, and maintained by a homeowner s association, including accessory structures, such as a garden shed, related to such uses. h. If one of the proposed best management practice (BMP) basins is a wet pond, a water feature shall be included, such as a fountain, to provide a visual amenity for the development. Such amenity shall be subject to review and approval of the Environmental Engineering Department during site plan review. (P) 7. Clubhouse(s). a. A clubhouse with a minimum of 1,270 square feet of gross floor area serving the townhouse development shall be provided. b. A clubhouse with a minimum of 1,230 square feet of gross floor area serving the multi-family development shall be provided. c. In the event the multi-family development uses the same clubhouse as the townhouse development, the clubhouses described in Proffered Conditions 7.a and 7.b shall be combined to create a clubhouse with a minimum of 2,500 square feet of gross floor area to accommodate both the multi-family and townhouse developments. d. For the townhouse clubhouse, the construction timing shall be as follows: i. Prior to the issuance of a certificate of occupancy for 50 townhouse dwelling units, a building permit shall have been obtained for the clubhouse. ii. Prior to the issuance of a certificate of occupancy for 100 townhouse dwelling units, the clubhouse shall have been issued a certificate of occupancy. 8 17SN MAY23-BOS-ADD

9 e. The residential multi-family or combined clubhouse shall be issued a certificate of occupancy in conjunction with the issuance of a certificate of occupancy for the first multi-family building. f. A minimum of 1.5 acres of open space, inclusive of any recreational areas, shall be provided in the clubhouse area. (P) 8. Pedestrian Connection. A pedestrian connection shall be provided to Tax ID located adjacent to the northeast corner of the Property. (P) 9 17SN MAY23-BOS-ADD

10 TEXTUAL STATEMENT Last Revised May 23, 2018 April 13, 2018 ATTACHMENT 2 I. Master Plan and Uses. Exhibit A, prepared by Balzer and Associates and last revised March 27, 2018, shall be considered the master plan. To accommodate the orderly development of the Property, the Tracts shall be located as generally depicted on the Plan, but their location and size, including further divisions into Sub-Tracts, may be modified so long as the parcels generally maintain their relationship with each other and any adjacent properties, and so that the sum of Tracts A, B, and C shall not exceed 22 acres. A plan for each such Tract adjustment shall be submitted to the Planning Department for review and approval. Such plan shall be subject to appeal in accordance with the provisions of the Zoning Ordinance for Site Plan appeals. Sub-Tract (a designated portion of a Tract) divisions may be created at time of tentative subdivision or site plan review and shall not require a separate review as a Tract adjustment provided there is no adjustment in the overall Tract boundary unless the Tract boundary has been approved for adjustment as stated herein. A. Tract A shall be a minimum of 2 acres and a maximum of 4.5 acres and limited to the following uses: i. Clinic, medical (to include 24-hour urgent care center), dental or optical. The following uses shall be permitted internal to the clinic: 1. Pharmacy 2. Outpatient Therapy and Rehabilitation 3. Outpatient Surgery 4. Medical equipment and supplies ii. Day care, child and adult B. Tract B shall be a minimum of 12.5 acres and limited to the following uses: i. Group care facility ii. Residential Multi-Family, including dwelling units and recreational facilities C. Tract C shall be a maximum of 5 acres and limited to the following uses: i. Group care facility ii. Residential Multi-Family, including dwelling units and recreational facilities iii. Residential Townhouse, including dwelling units and recreational facilities D. Tract D shall be limited to the following uses: i. Residential Townhouse, including dwelling units and recreational facilities Providing a FIRST CHOICE community through excellence in public service

11 II. Density. The number and location of the various unit types shall be identified on all approved plans. The density shall be as outlined below. A. A maximum of 120 group care facility beds. Residents of these units need assistance with activities of daily living, including but not limited to, monitoring activities, medications and health care providers and personal care services. All meals will be provided by a central kitchen/dining area for residents of these units. Furthermore, these units will be licensed as Assisted Living Units by the Virginia Department of Social Services. B. A maximum of 230 multi-family residential dwelling units within a maximum of eight (8) four-story apartment buildings. No multiple-family dwelling units shall have more than three (3) bedrooms. No more than 10% of the multiple-family dwelling units actually constructed shall have 3 bedrooms. C. A maximum of 270 residential townhouses. III. Requirements and Exception for All Tracts. A. Model Homes/Sales Office. i. A maximum of two (2) temporary model homes/sales office(s), located in a modular office unit, shall be permitted. ii. The model homes/sales office(s) shall be used to market the development in which it is located. iii. The model homes/sales office(s) shall not be the primary real estate office for the company s marketing the development. iv. The model homes/sales office(s) shall only be permitted for a maximum duration of nine (9) months and shall be removed from the Property by the developer within 60 days of cessation of operations. B. Parking. Parking shall not be required on each parcel or site where the use is located, but rather may be provided off-site, including on-street parking subject to approval at the time of plans review, which may include requirements for easements. If on-street parking is permitted, those spaces shall be counted towards the required number of parking spaces for all uses. C. Exterior Lighting. Lighting shall comply with Section of the Zoning Ordinance and the following standards: i. Sidewalks, walkways and other pedestrian areas throughout the development shall be lit by pedestrian-style lights in accordance with a lighting plan to be approved by the Planning Department at the time of plans review SN MAY23-BOS-ADD

12 ii. Other Exterior Lighting. 1. Exterior lighting shall be designed to enhance the character of each section and be compatible with development standards of the project; 2. Freestanding lights shall not exceed a height of 20 feet above finished grade; 3. Building mounted lights, excluding those for individual dwelling units, shall be no higher than the roofline or parapet wall; 4. Building mounted lighting visible to the public shall be compatible with the architectural style of the building which it serves; and 5. Building mounted lights for individual dwelling units shall be limited to lighting necessary to illuminate entrances into the dwelling. D. Residential Townhouse (R-TH) Overall Design Elements. i. Architectural/Design Elements. a. Sidewalks/Driveways i. Sidewalks: Sidewalks shall generally be provided on both sides of all streets. ii. Driveways: All portions of driveways and parking areas shall be brushed concrete, stamped concrete, exposed aggregate concrete, or decorative pavers. iii. Front Walks: A minimum of a three (3) foot wide concrete, or decorative pavers, front walk shall be provided to the front entrance of each dwelling unit, to connect to drives, sidewalks, or streets. b. Landscaping and Yards i. Street Trees: Streets trees shall generally be installed or preserved and maintained along both sides of all roads, except along alleyways with rear loaded lots, and Recreational Areas, except where there is a conflict with utilities, sightlines, and driveway areas. ii. Front Yards: Except for the foundation planting bed, all front yards shall be sodded and irrigated. iii. Front Foundation Planting Beds: Foundation planting is required along the entire front façade of all dwelling 12 17SN MAY23-BOS-ADD

13 units and shall extend along all sides facing a street. Foundation planting beds shall be a minimum of three (3) feet wide from the unit foundation. Planting beds shall include medium shrubs spaced a maximum of four (4) feet apart. Unit corners shall be visually softened with vertical accent shrubs (4 5 ) or small evergreen trees (6-8 ) at the time of planting. iv. Landscaping. Landscaping shall be provided and maintained around the perimeter of all buildings, between buildings and driveways, within medians, and common areas, including open space along the rear of units. Landscaping shall comply with the requirements of the Zoning Ordinance and be designed to minimize the predominance of building mass and paved areas; define private spaces; and enhance the residential character of the development. The landscaping plan shall be approved at time of plans review with respect to the exact numbers, spacing, arrangement and species of plantings. c. Architecture and Materials: i. Architectural Treatment. Unless deviations are approved by the Planning Commission during site plan review, the architectural treatment and mix of dwelling units of the townhouse development shall be as follows: ii. Variation. 1. A minimum of 80% of townhouse units shall be compatible with Elevation 1, prepared by NVR Architectural Services on September 18, 2017, and permitted to have a front-loaded garage that shall project a maximum of four (4) feet forward of the front line of the main dwelling. The minimum gross floor area for these units shall be 1,500 square feet. 2. A maximum of 20% of the total townhouse units shall be compatible with Elevation 2 (a non-garage unit), prepared by NVR Architectural Services on September 18, The minimum gross floor area for these units shall be 1,280 square feet SN MAY23-BOS-ADD

14 a. The color palettes, materials, and building elements, or a combination thereof, featured in a single building shall not be repeated in a building located directly across the street or beside said building, but this requirement shall not apply to buildings that are located diagonally from each other. b. Individual dwelling units within the same building shall utilize different color palettes, materials, and/or building elements to differentiate between units. Buildings containing more than four dwelling units shall include a minimum of three (3) different color themes. iii. Groups of Lots. There shall not be more than six (6) attached lots within a group of townhouses. iv. Façade Materials. An aggregate minimum of 50% of the front façade of any building shall be constructed of brick, stone or masonry (which façade shall exclude gables, windows, trim, and doors). Other acceptable siding materials shall include stucco, synthetic stucco (E.I.F.S.), or horizontal lap siding. Horizontal lap siding may be manufactured from natural wood or cement fiber board or may be premium quality vinyl siding with a minimum wall thickness of inches. Plywood, metal, and dutch lap siding are not permitted. v. Foundations. All foundations shall be constructed entirely of brick or stone. Synthetic or natural stucco foundations may be permitted for facades constructed entirely of stucco. vi. Units Constructed on Slab. If the dwelling unit is constructed on a slab, brick or stone shall be employed around the base of the front and sides of the dwelling unit a minimum twenty-four (24) inches and on the rear of the dwelling unit a minimum eight (8) inches above grade so as to give the appearance of a foundation. vii. Special Focus Units. Special focus units, typically located at the end of a street intersection, against common open space, or where units back up to streets, shall have an embellished façade with 14 17SN MAY23-BOS-ADD

15 enhanced features. Embellished façades may include a mixing of materials, gables, dormers, entryway details, shutters, or other architectural features on the exterior that enhance the entry (i.e. decorative lintels, shed roof overhangs, arches, columns, keystones, eyebrows, etc.). These units may also utilize enhanced landscaping to reinforce the streetscape and minimize the view of the rear of units, with shade trees, fences, garden walls, hedges, shrubs, etc. to help define the front yard and street edge. d. Roof Material: Roofing material shall be standing seam metal, dimensional architectural shingles, or better with a minimum of 30-year warranty. e. Porches and Stoops. i. Front Porches: Where elevated, all front entry stoops and front porches shall be constructed with continuous masonry foundation wall or on 12 x12 masonry piers. Extended front porches shall be a minimum of five (5) feet deep. Space between piers under porches shall be enclosed with framed lattice panels, where required. Handrails and railings shall be finished painted wood or metal railing with vertical pickets or swan balusters. Pickets shall be supported on top and bottom rails that span between columns. ii. Front Porch Flooring: Porch flooring may be concrete, exposed aggregate concrete, or a finished paving material such as stone, tile or brick, finished (stained) wood, or properly trimmed composite decking boards. All front steps shall be masonry to match the foundation. f. Garage Door Treatment. Front loaded, and corner side loaded garages shall use an upgraded garage door. An upgraded garage door is any door with a minimum of two (2) enhances features. Enhanced features shall include windows, raised panels, decorative panels, arches, hinge straps or other architectural features on the exterior that enhance the entry (i.e. decorative lintels, shed roof overhangs, arches, columns, keystones, eyebrows, etc.). Flat panel garage doors are prohibited. g. Heating, Ventilation and Air Conditioning (HVAC) Units and Whole House Generators. Units shall initially be screened from view of public roads by landscaping or low maintenance material, as approved by the Planning Department SN MAY23-BOS-ADD

16 ii. Bedrooms. All units shall have a first-floor bedroom. The maximum number of bedrooms within a unit shall not exceed three (3) bedrooms. iii. Maintenance of Building Exteriors and Common Areas. The homeowner s association for the development shall be responsible for properly maintaining and repairing on-site improvements including, but not limit to, all common areas, driveways, lot landscaping, lighting, fencing, street trees, sidewalks, and dwelling unit exteriors to exclude windows and doors. Periodic cleaning and painting of doors, windows and trim will be done by the homeowner s association. Dwelling unit interiors are expressly excluded from the homeowner s association s maintenance and repair obligations. All areas of common area concrete shall be maintained by the homeowner s association without pot holes and ruts. The homeowner s association shall ensure that the affairs of the homeowner s association are professionally managed, including the homeowner s association s maintenance and repair obligations. E. Residential Multi-Family (R-MF) Overall Design Elements. i. Architectural Treatment. Unless deviations are approved by the Planning Commission during site plan review, the architectural treatment of the multi-family buildings shall be comparable to The Meridian Watermark apartments, located on Tax ID , in terms of architectural massing, materials, and color palette. ii. Building Materials. Buildings shall be constructed with brick or stone veneer, composition, hardiplank or premium quality vinyl siding with a minimum wall thickness of inches. Exterior façade shall contain at least thirty (30) percent brick or stone veneer. Different façade materials shall be used for building façades to add depth and interest to the structure. Roofing material shall be standing seam metal, dimensional architectural shingles, or better with a minimum of 30-year warranty and shall have a minimum roof pitch of 6/12. iii. Landscaping. Landscaping, including foundation plantings, shall be provided and maintained around the perimeter of all buildings, between buildings and driveways, within medians, and common areas. Landscaping shall comply with the requirements of the Zoning Ordinance and be designed to minimize the predominance of building mass and paved areas; define private spaces; and enhance the residential character of the development. The landscaping plan shall be approved at time of plans review with respect to the exact numbers, spacing, arrangement and species of plantings. iv. Street Trees. Streets trees shall be installed or preserved and maintained along both sides of the interior roads and common driveways to include public road entrances in accordance with the requirements of the Zoning 16 17SN MAY23-BOS-ADD

17 Ordinance, except where there is a conflict with utilities, sightlines, and driveway areas. v. Sidewalks. Sidewalks and walkways shall be provided along internal driveways that provide general circulation and among parking areas. Sidewalks shall also be provided to connect to the townhouses and commercial entities. vi. Height. No building shall exceed a height of four (4) stories or fifty-eight (58) feet in height. F. Commercial Development, including the Assisted Living Facility, Overall Design Elements. i. Architectural Treatment. 1. Unless deviations are approved by the Planning Commission during site plan review, the architectural treatment of the commercial building(s) and Assisted Living Facility shall be comparable to Bickford of Chesterfield, located on Tax ID , in terms of architectural massing, materials and color palette. 2. 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. 3. All building mounted lighting shall be compatible with the overall architectural style. 4. 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. ii. Building Materials. Buildings shall be constructed with brick or stone veneer, composition, hardiplank or premium quality vinyl siding with a minimum wall thickness of inches. Exterior façade shall contain at least thirty (30) percent brick or stone veneer. Different façade materials shall be used for building façades to add depth and interest to the structure. Roofing material shall be standing seam metal, dimensional architectural shingles, or better with a minimum of 30-year warranty and shall have a minimum roof pitch of 6/12. iii. Height. No building shall exceed a height of three (3) stories or forty-six (46) feet in height SN MAY23-BOS-ADD

18 iv. Landscaping. Landscaping shall be provided and maintained around the perimeter of all buildings, between buildings and driveways, within medians, and common areas. Landscaping shall comply with the requirements of the Zoning Ordinance and be designed to minimize the predominance of building mass and paved areas; define private spaces; and enhance the residential character of the development. The landscaping plan shall be approved at time of plans review with respect to the exact numbers, spacing, arrangement and species of plantings. v. Standards. Except as stated herein, development shall conform to Emerging Growth Design District standards for Corporate Office (O-2) Districts SN MAY23-BOS-ADD

19 CASE NUMBER: 17SN0753 (AMENDED) APPLICANT: HRHVA LLC CHESTERFIELD COUNTY, VIRGINIA DALE DISTRICT STAFF S ANALYSIS AND RECOMMENDATION Board of Supervisors (BOS) Hearing: MAY 23, 2018 BOS Time Remaining: 365 DAYS Applicant s Agent: ANDREW SCHERZER ( ) Planning Department Case Manager: DARLA ORR ( ) 80.2 Acres 6767 Iron Bridge Road REQUEST (AMENDED) Rezoning from Agricultural (A) to Residential Townhouse (R-TH) plus conditional use planned development to permit exceptions to ordinance requirements on 22 of the 80.2 acres. Specifically, exceptions are requested to permit multi-family residential units, commercial use, a group care facility and exceptions to ordinance requirements. Notes: A. Conditions may be imposed or the property owner may proffer conditions. B. Proffered conditions, Textual Statement, and exhibits are located in Attachments 1-5 SUMMARY The subject property is in a revitalization area. A development including a maximum of 270 townhomes, 230 multifamily residential units and/or a 120-bed group care facility, and limited commercial uses is proposed. An overall maximum of 500 residential units would be permitted, yielding a density of approximately 6.23 dwelling units per acre. The applicant has proffered design and architectural standards (discussed on pages 5 and 6) to ensure a well-designed, quality development that should serve to enhance the community. PLANNING COMMISSION STAFF APPROVAL RECOMMENDATION PLANNING - APPROVAL Proposed zoning and land use comply with the recommendations of the Comprehensive Plan Quality design and architecture offered by the applicant provide for a convenient, attractive and harmonious community that should enhance the surrounding development. TRANSPORTATION - APPROVAL Located within a revitalization area. Under the Road Cash Proffer Policy, no road cash proffer will be accepted. Providing a FIRST CHOICE community through excellence in public service

20 SUMMARY OF IDENTIFIED ISSUES Department SCHOOLS Issue Post 2020, the Public Facilities Plan recommends a new high school facility in the vicinity of Chester Road and Route 288 north of Route 10, 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. 2 17SN MAY23-BOS-RPT-C

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22 Comprehensive Plan Classification: MEDIUM-HIGH DENSITY RESIDENTIAL AND COMMUNITY MIXED USE This designation suggests the southern portion of the property is appropriate for medium-high density residential use of 4 to 8 dwelling units per acre. The northern portion of the property is designated for Community Mixed Use where predominately commercial uses are appropriate with integrated higher density residential use. Surrounding Land Uses and Development Canasta Drive Commercial; Irongate Shopping Center Single and multi-family and townhome residential use (Watermark and Kings Forest) and commercial use Single family residential; Irongate, Stonebridge, Hilmar and Orchard Hill Kingsland Glen Drive Ironbridge Road 4 17SN MAY23-BOS-RPT-C

23 PLANNING Staff Contact: Darla Orr ( ) Proposal The development is planned with tree lined streets, on-street parking, pedestrian connectivity and open space and recreational amenities throughout. The development will be divided into four development areas ( Tracts ) with permitted uses identified for each Tract as follows: Tract A Between 2 and 4.5 acres Medical clinic and child and adult care center use Tract B Minimum of 12.5 acres 120 bed group care facility and/or maximum of 230 apartments Tract C Maximum of 5 acres May be included in part of Tract B for development of group care facility or apartment development, recreational use, or included in part of Tract D for development of townhome units Tract D Maximum of 270 townhome residential units Two (2) temporary model homes/sales offices permitted in all Tracts. Residential Design High quality residential development addresses the Comprehensive Plan goals for strong and sustainable neighborhoods that are visually attractive, well-planned and well-maintained. 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 harmonious communities, 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 requirements offered as part of this request (Attachments 1-5 Proffered Conditions, Textual Statement and exhibits): Community and Overall Development o Pedestrian scale exterior lighting for pedestrian areas and walkways designed to enhance the development o Sidewalks on both sides of streets and common driveways; hardscaped driveways and walks o Street trees, front foundation planting beds, sodded and irrigated front yards o Landscaping around and between buildings, within medians and throughout development to minimize building mass, paved areas and enhance overall residential character o On-street parking permitted to count towards required parking spaces needed o Minimum of 3 acres of open space and recreational areas with amenities to serve the townhome and multi-family residential uses are planned throughout the development. 5 17SN MAY23-BOS-RPT-C

24 Buildings and Architecture (Townhomes) o Minimum of 80% of units compatible with Elevation 1 (Attachment 4) which have 1,500 square feet of gross floor area and front-loaded garages with a maximum project from main dwelling of four (4) feet; First floor bedrooms o Maximum of 20% of units compatible with Elevation 2 (Attachment 5) which have 1,280 square feet of gross floor area and no garages o Variety of frontal elevations to maintain visual interest along the streetscape o No more than 6 attached townhomes in a group o Minimum of 50% of front façade of buildings constructed of brick or stone; other acceptable siding materials include stucco, wood, cement fiber board and vinyl (0.44 thickness) o Foundations of brick or stone extending a minimum of 24 inches above grade for units constructed on slab o Embellished facades, enhanced landscaping and other materials for special focus units o 30-year roof materials (standing seam, architectural dimensional shingle or better) o Front porch and garage door treatment and screening of mechanical equipment o Homeowners Association to maintain common areas and building exteriors Buildings and Architecture (Multi-family) o Architectural treatment compatible with Meridian Watermark apartments o Minimum of 30% brick or stone on building facades; other materials include composition, cementitious siding, or vinyl (0.44 thickness) o 30-year roof material (standing seam, architectural dimensional shingle or better) and minimum roof pitch o Different façade materials used on facades to add depth and interest o Maximum building height of 4 stories or 58 feet Non-Residential Design Development of commercial and group care facility uses will comply with Emerging Growth District Standards for O-2 uses. In addition, the following design standards have been offered as part of this request. Attachments 1-3 Proffered Conditions and Textual Statement): Architectural treatment of commercial and assisted living buildings comparable to Bickford of Chesterfield Buildings to incorporate 4-sided equal architectural treatment Lighting comparable with overall architectural style Neutral or earth-toned color palette Minimum of 30% brick or stone on building facades; other materials include composition, cementitious siding, or vinyl (0.44 thickness) 30-year roof materials (standing seam, architectural dimensional shingle or better) and minimum roof pitch Maximum building height of 3 stories or 46 feet As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered conditions offered with this request include high quality design and architectural elements that will serve to enhance the surrounding community. 6 17SN MAY23-BOS-RPT-C

25 COMMUNITY ENHANCEMENT Staff Contact: Carl Schlaudt ( ) The project site is located in a revitalization area, consistent with the criteria-based approach of Road Cash Proffer Policy Section B.5 (as amended by the Board of Supervisors on April 26, 2017). The Department of Community Enhancement supports development in revitalization areas that represents a substantial improvement above current area conditions. On balance, this proposal (as reflected in proffers dated 4/10/18 Attachment 1), represents a substantial improvement above conditions of older residential development in the vicinity. Specifically, this project would be a substantial improvement in terms of: architectural variation, common recreational area, paved driveways, foundation planting beds, foundation treatment, front porches, front walks, garages, homeowners association, HVAC screening, landscaping other than foundation planting beds, roof materials, sidewalks, siding materials, street trees, and unit size (townhouse units). The project would be generally less equivalent to surrounding development in terms of yard trees (not specified). The Department of Community Enhancement supports the proposal as proffered. BUDGET & MANAGEMENT Staff Contact: Natalie Spillman ( ) 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. COUNTY TRANSPORTATION Staff Contact: Steve Adams ( ) adamsst@chesterfield.gov The proposed development will consist of an assisted living facility with 120 beds, 230 multifamily units, 270 townhouse units (Textual Statement Condition II). In addition, Tract A permits medical uses or a child day care Textual Statement Condition I). Based on that density and applying trip generation rates for assisted living, apartments, townhouses, and 30,000 square foot medical-dental office for Tract A, development could generate approximately 4,100 average daily trips. Traffic generated by development of the property will be initially distributed to Ironbridge Road (Route 10). Route 10 is a major arterial with a recommended right of way width of 120 to 200 feet, as identified on the County s Thoroughfare Plan. Route 10 is a four-lane divided road. In 2015, the 7 17SN MAY23-BOS-RPT-C

26 traffic count on Route 10 between Cogbill Road and Kingsland Road was 31,995 vehicles per day (Level of Service C ). Section 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 residential development would contribute to an identifiable need for transportation improvements. The applicant has offered the following: Dedication (Proffered Condition 2) 100 feet of right-of-way along Route 10. Vehicular Access (Proffered Condition 3) Limited to 2 entrances/exits; 1 access (the Main Access ) located towards the southern property line, and the other access located midway between the Main Access and the northern property line. Road Improvements (Proffered Condition 4) An additional lane along Route 10 for the entire property frontage. Separate right turn lane along Route 10 at each access. A new crossover with left turn lanes on Route 10 to serve the Main Access. A 3-lane typical section for the Main Access at its intersection with Route 10. Full cost of traffic signalization at the Main Access/Route 10 intersection, if warranted. A sidewalk along Route 10 for the entire property frontage. The property is located within Traffic Shed 9, which encompasses the area of the county bounded by I-95, Chippenham Parkway, Route 10, and Route 288. Some of the roads in this traffic shed or which serve this traffic shed are substandard, with 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 singlefamily dwelling unit on the transportation 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, with all of the funds to be dedicated towards improvements to the road 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: An apartment unit, which generates 60% of the traffic of single-family dwelling unit, traffic impact could be addressed by $5,640 per unit. 8 17SN MAY23-BOS-RPT-C

27 A townhouse unit, which generates 63% of the traffic of single-family dwelling unit, traffic impact could be addressed by $5,922 per unit. The traffic impact of the proposed development could be valued at $2,896,140 [($5,640 x 230) + ($5,922 x 270)]. According to the Department of Community Enhancement, the property is located within a revitalization area. Under the Road Cash Proffer Policy, no road cash proffer will be accepted for development in these areas. VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Jonathan Phillippe ( ) jonathan.phillippe@vdot.virginia.gov To date, no comments have been received. Mission FIRE AND EMERGENCY MEDICAL SERVICES Staff Contact: Anthony Batten ( ) battena@chesterfield.gov 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 Dale Fire Station, Company Number 11 Anticipated Fire & EMS Impacts/Needs Based on an average of.19 calls per dwelling, it is estimated that this development will generate 95 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. 9 17SN MAY23-BOS-RPT-C

28 SCHOOLS Staff Contact: Atonja Allen ( ) 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 FY2018 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 Providence Middle School, Monacan High School, Manchester Middle School, Beulah Elementary School, Enon Elementary School, Matoaca Elementary School, Harrowgate Elementary School, Reams Elementary School, Crestwood Elementary School, and Ettrick Elementary School. The project at Providence Middle School is currently in construction, a new Manchester Middle School is planned for construction on the existing school site, and the project at Monacan High School is complete. Additional information on the CIP can be found in the financial section of the CCPS Adopted Budget for FY2018. Anticipated School Impacts Anticipated Student Yield by School Type Elementary Middle High Total (1) Schools Currently Serving Area Hopkins Falling Creek Meadowbrook Current Enrollment Building Capacity (2) Functional Capacity (3) School Year Enrollment Percent of Total 91% 94% 88% Data Functional Capacity Total Number of Trailers Number of Classroom Trailers Note: (1) Based upon average number of students per multi-family dwelling unit countywide at 0.33 students per unit, and per townhome dwelling unit countywide at 0.41 students per unit. (2) Building capacity is the number of standard classrooms times the average class size of 25 students. (3) Functional capacity considers special programs occurring in the standard classrooms at less than average class size Public Facilities Plan Post 2020, the Public Facilities Plan recommends a new high school facility in the vicinity of Chester Road and Route 288 north of Route 10, 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 SN MAY23-BOS-RPT-C

29 LIBRARIES Staff Contact: Jennifer Stevens ( ) 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. Nearby Libraries Central Library Meadowdale Library Public Facilities Plan The Public Facilities Plan suggests the Central library should be expanded 6,000 square feet of shell space within existing facility. Land for expansion will not need to be acquired. PARKS AND RECREATION Staff Contact: Stuart Connock ( ) ConnockS@chesterfield.gov To date, no comments have been received. UTILITIES Staff Contact: Jamie Bland ( ) blandj@chesterfield.gov Existing Water and Wastewater Systems Utility Type Currently Serviced? Size of Closest Existing Lines Connection Required by County Code? Water No 8 & 16 Yes Wastewater No 15 & 21 Yes Located in the mandatory water and sewer connection area. There is a 15 public sewer on site and a 21 public sewer to the south with existing easements for access. There are 3 points for access to public water. The first, along Iron Bridge Road there is a 16 water line. Second there is a 8 water line stub located at the intersection of Iron Bridge Road and Tucker Road. To extend to property a water line easement will need to be in place on 6000 Tucker Road (GPIN: ). Third there is a 8 water line located to the northeast of property (6501 Iron Bridge Road, GPIN: ). Water line easements will need to be in place from 6501 Iron Bridge Road and 6511 Iron Bridge Road. In accordance with the Chesterfield County Water and Sewer Specifications and Procedures, residential subdivisions with greater that 25 lots require at least two connections to the public water system 11 17SN MAY23-BOS-RPT-C

30 12 17SN MAY23-BOS-RPT-C

31 ENVIRONMENTAL ENGINEERING Staff Contact: Rebeccah Ward ( ) Geography The majority of the subject properties drains to Kingsland Creek via two unnamed tributaries. The southern portion drains directly to wetlands and floodplains adjacent to Kingsland Creek. Both parcels are entirely located within the Kingsland Creek Watershed. Natural Resources A Resource Protection Area Designation (RPAD) must be submitted to the Department of Environmental Engineering Water Quality Section prior to submittal of any site plans and/or preliminary plats. Areas of wetlands may exist on the properties and shall not be impacted without prior approval from the US Army Corps of Engineers and/or the Virginia Department of Environmental Quality. Erosion and Sediment Control Steep slopes greater than 20 percent are difficult to stabilize when disturbed. Steep slopes may be present on the southern portion of the property along the wetlands and floodplains adjacent to Kingsland Creek. Disturbance of these slopes increases the potential for sediment to impact the creek if erosion occurs. These steep slopes should remain in their natural, undisturbed state to the maximum extent practicable. Stormwater Management The development is subject to the Part IIB technical criteria of 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 SN MAY23-BOS-RPT-C

32 CASE HISTORY Applicant Submittals 12/12/16 Application submitted 3/22, 3/27 Proffered Conditions, Textual Statement and exhibits submitted and 9/20/17 11/17/17 Revisions to Application, proffered conditions, Textual Statement and exhibits submitted 12/5 and Revisions to proffered conditions and Textual Statement submitted 12/20/17 1/04, 1/10, Revisions to proffered conditions, Textual Statement and exhibits submitted. 1/11, 1/23, 3/12, 3/23, 3/27, 4/3 and 4/10/18 4/13/18 Application amended to remove a portion of request property and revisions to proffered conditions and Textual Statement submitted. Community Meetings 2/23/17 Issues Discussed: Retirement housing proposed to meet area demands for senior housing Townhomes and/or quad-plex design proposed for single family portion No access is planned to adjacent neighborhoods Additional traffic on Route 10; VDOT will determine whether a signal will be required at the development s access to Route 10 and what the appropriate speed limit would be along this portion of Route 10 Route 10 is planned for ultimately 6 lanes in this area Quality in design and architecture is important 9/6/17 Issues Discussed: Buffer along Ironbridge Road and provision of cross access easement to adjacent church Standing seam metal as additional roof material and exclude asphalt as driveway treatment Minimum size of townhome units and clubhouse Different garage projections proposed; upgraded garage door treatment Compatibility of townhouse elevations; Plan certain percentage of each type Propose traditional townhome lot and quad-unit development Possible road and/or pedestrian connection to existing and planned commercial area to the northeast Child care center as possible use Increased number of apartments planned 14 17SN MAY23-BOS-RPT-C

33 Community Meetings (Continued) 3/27/18 Issues Discussed: Should consider reducing density Traffic along Route 10 corridor is an issue; Warrants for traffic signal Consideration of combining access points at signalized intersections People in other subdivisions along Route 10 cannot get out where there is no traffic signal County and VDOT are behind in making needed road improvements Connectivity to area properties Likely 3 or 4 phases of townhome construction; market determines speed of development Planning Commission 5/16/17 Action DEFERRED TO SEPTEMBER 19, 2017 ON ITS OWN MOTION WITH THE APPLICANT S CONSENT. 9/19/17 Action DEFERRED TO NOVEMBER 21, 2017 ON ITS OWN MOTION WITH THE APPLICANT S CONSENT. 11/21/17 Action DEFERRED TO JANUARY 16, 2018 ON ITS OWN MOTION WITH THE APPLICANT S CONSENT. 1/16/18 Action DEFERRED TO FEBRUARY 20, 2018 ON ITS OWN MOTION WITH THE APPLICANT S CONSENT. 2/20/18 Action DEFERRED TO APRIL 17, 2018 ON ITS OWN MOTION WITH THE APPLICANT S CONSENT. 4/17/18 Citizen Comments: Citizens expressed opposition to the case noting concerns relative to increased traffic on Route 10; no signals at development s access points to Route 10; proposed density; lack of connectivity; and, quality of development design Applicant s Comments: Applicant s agent stated developer will pay for a traffic signal if/when warranted by VDOT; connectivity is provided to property to the south; density complies with Comprehensive Plan recommendations; and development standards offered. Commission Discussion: Mr. Jackson noted that the entrance feature focal point will be coming to the Commission for approval. He added that the case has evolved significantly over the past year and 3 community meetings. He also stated that connectivity was being provided to the north and south. Recommendation APPROVAL SUBJECT TO THE PROFFERED CONDITIONS IN ATTACHMENT 1 Motion: Jackson Second: Sloan AYES: Sloan, Jackson, Jones and Stariha ABSENT: Freye The Board of Supervisors on Wednesday, May 23, 2018, beginning at 6:00 p.m., will consider this request SN MAY23-BOS-RPT-C

34 ATTACHMENT 1 PROFFERED CONDITIONS April 13, 2018 Both the Planning Commission and staff recommend acceptance of the following proffered conditions, as offered by the applicant. 1. Master and Zoning Plans. The Textual Statement, last revised April 13, 2018, and Exhibit A, last revised March 27, 2018, and prepared by Balzer and Associates, Inc. shall be considered the Master Plan. (P and BI) 2. Dedication. Prior to any site plan approval or within sixty (60) days from a written request by the Transportation Department, whichever occurs first, 100 feet of right-ofway along the east side of Iron Bridge Road (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. (T) 3. Vehicular Access. Direct vehicular access from the property to Route 10 shall be limited to 2 entrances/exits. One access (the Main Access ) shall be generally located towards the southern property line, and the other access shall be generally located midway between the Main Access and the northern property line. The exact location of these accesses shall be approved by the Transportation Department. (T) 4. Road Improvements. In conjunction with the initial development, the following road improvements shall be completed, as determined by the Transportation of Department: a. Construction of an additional lane of pavement along the northbound lanes of Route 10 for the entire property frontage. b. Construction of additional pavement along the northbound lane of Route 10 at each approved access to provide a separate right turn lane. c. Construction of a new crossover on Route 10 to serve the Main Access. Additional pavement shall be constructed along the northbound and the southbound lanes of Route 10 to provide left turn lanes at the new crossover in both directions. d. Construction of a 3-lane typical section (i.e., one eastbound lane and two westbound lanes) for the Main Access at its intersection with Route 10. e. Full cost of traffic signalization at the Main Access/Route 10 intersection, if warranted, as determined by the Transportation Department. f. Construction of a sidewalk along the east side of Route 10 for the entire property frontage SN MAY23-BOS-RPT-C

35 g. Dedication to and for the benefit of Chesterfield County, free and unrestricted of any additional right of way or easements required for the improvements identified above. (T) 5. Access Easement. Prior to any site plan approval or within ninety (90) days of a request by the Transportation Department, an access easement, acceptable to the Transportation Department, shall be recorded from the Main Access on Iron Bridge Road to the adjacent property identified as Tax ID (T) 6. Focal Point/Recreation Area. a. A minimum of two (2) open space areas, each a minimum of 0.75 acre in size, shall be provided within this property to provide focal points. One shall be located at the entrance of the property adjacent to the Main Access. Part of each focal point area shall be hardscaped and have benches and other amenities that accommodate and facilitate gatherings. A portion of the focal points may include areas devoted to best management/storm water facilities. The focal points shall be developed concurrent with the phase of development that the focal point is intended to serve. b. An entrance feature shall be provided at the Main Access to the Property at Iron Bridge Road within the focal point area and shall include a monument-style sign with either landscaping, fences, berms, or a combination thereof or similar landscape features. The entrance feature shall have compatible features and quality with those shown in Exhibit B, Pictures 1-3. The exact design and location of the entrance feature shall be approved by the Planning Commission prior to the approval of the initial site plan or subdivision plan for the subject property. c. A covered community gathering space such as a pavilion, gazebo, or similar structure ( Pavilion ) shall be provided on the Property. i. The Pavilion shall be a minimum of 192 square feet in size and the design of the Pavilion shall be compatible with the architecture of the community. The space within the Pavilion shall be hardscaped and include benches or other seating to facilitate gatherings. Pathways and/or walking trails shall be used to connect the Pavilion to the development. ii. The exact location of the Pavilion shall be determined at the time of the initial construction plan approval. d. Recreational and pedestrian amenities, such as walking paths, benches, gathering areas, picnic area(s), pickleball court(s), playfield(s), and a pool, shall be permitted. If approved by Environmental Engineering during plans review, a trail shall be provided, generally following the Resource Protection Area along the perimeter of the property. e. Outdoor courts and similar active recreational facilities shall be located a minimum of fifty (50) feet from adjacent property external to the development, 17 17SN MAY23-BOS-RPT-C

36 a minimum of twenty-five (25) feet from adjacent residential property internal to the development, and a minimum of twenty-five (25) feet from any existing or proposed public road. Within the fifty (50) foot and twenty-five (25) foot setbacks, a twenty-five (25) foot buffer shall be provided along the perimeter of all active recreational facilities except where adjacent to any existing or proposed public roads. These buffers shall conform to the requirements of the Zoning Ordinance for twenty-five (25) foot buffers. These buffers and setbacks may be modified by the Planning Commission at the time of plan review. f. All such focal points/recreation area shall be maintained by the Homeowners Association. g. Community gardens shall be permitted. Propagation and cultivation of crops, flowers, trees and shrubs that are not offered for sale, within the open space that is owned, operated, and maintained by a homeowner s association, including accessory structures, such as a garden shed, related to such uses. h. If one of the proposed best management practice (BMP) basins is a wet pond, a water feature shall be included, such as a fountain, to provide a visual amenity for the development. Such amenity shall be subject to review and approval of the Environmental Engineering Department during site plan review. (P) 7. Clubhouse(s). a. A clubhouse with a minimum of 1,270 square feet of gross floor area serving the townhouse development shall be provided. b. A clubhouse with a minimum of 1,230 square feet of gross floor area serving the multi-family development shall be provided. c. In the event the multi-family development uses the same clubhouse as the townhouse development, the clubhouses described in Proffered Conditions 7.a and 7.b shall be combined to create a clubhouse with a minimum of 2,500 square feet of gross floor area to accommodate both the multi-family and townhouse developments. d. For the townhouse clubhouse, the construction timing shall be as follows: i. Prior to the issuance of a certificate of occupancy for 50 townhouse dwelling units, a building permit shall have been obtained for the clubhouse. ii. Prior to the issuance of a certificate of occupancy for 100 townhouse dwelling units, the clubhouse shall have been issued a certificate of occupancy SN MAY23-BOS-RPT-C

37 e. The residential multi-family or combined clubhouse shall be issued a certificate of occupancy in conjunction with the issuance of a certificate of occupancy for the first multi-family building. f. A minimum of 1.5 acres of open space, inclusive of any recreational areas, shall be provided in the clubhouse area. (P) 8. Pedestrian Connection. A pedestrian connection shall be provided to Tax ID located adjacent to the northeast corner of the Property. (P) 19 17SN MAY23-BOS-RPT-C

38 TEXTUAL STATEMENT Last Revised April 13, 2018 ATTACHMENT 2 I. Master Plan and Uses. Exhibit A, prepared by Balzer and Associates and last revised March 27, 2018, shall be considered the master plan. To accommodate the orderly development of the Property, the Tracts shall be located as generally depicted on the Plan, but their location and size, including further divisions into Sub-Tracts, may be modified so long as the parcels generally maintain their relationship with each other and any adjacent properties, and so that the sum of Tracts A, B, and C shall not exceed 22 acres. A plan for each such Tract adjustment shall be submitted to the Planning Department for review and approval. Such plan shall be subject to appeal in accordance with the provisions of the Zoning Ordinance for Site Plan appeals. Sub-Tract (a designated portion of a Tract) divisions may be created at time of tentative subdivision or site plan review and shall not require a separate review as a Tract adjustment provided there is no adjustment in the overall Tract boundary unless the Tract boundary has been approved for adjustment as stated herein. A. Tract A shall be a minimum of 2 acres and a maximum of 4.5 acres and limited to the following uses: i. Clinic, medical (to include 24-hour urgent care center), dental or optical. The following uses shall be permitted internal to the clinic: 1. Pharmacy 2. Outpatient Therapy and Rehabilitation 3. Outpatient Surgery 4. Medical equipment and supplies ii. Day care, child and adult B. Tract B shall be a minimum of 12.5 acres and limited to the following uses: i. Group care facility ii. Residential Multi-Family, including dwelling units and recreational facilities C. Tract C shall be a maximum of 5 acres and limited to the following uses: i. Group care facility ii. Residential Multi-Family, including dwelling units and recreational facilities iii. Residential Townhouse, including dwelling units and recreational facilities D. Tract D shall be limited to the following uses: i. Residential Townhouse, including dwelling units and recreational facilities Providing a FIRST CHOICE community through excellence in public service

39 II. Density. The number and location of the various unit types shall be identified on all approved plans. The density shall be as outlined below. A. A maximum of 120 group care facility beds. Residents of these units need assistance with activities of daily living, including but not limited to, monitoring activities, medications and health care providers and personal care services. All meals will be provided by a central kitchen/dining area for residents of these units. Furthermore, these units will be licensed as Assisted Living Units by the Virginia Department of Social Services. B. A maximum of 230 multi-family residential dwelling units within a maximum of eight (8) four-story apartment buildings. C. A maximum of 270 residential townhouses. III. Requirements and Exception for All Tracts. A. Model Homes/Sales Office. i. A maximum of two (2) temporary model homes/sales office(s), located in a modular office unit, shall be permitted. ii. The model homes/sales office(s) shall be used to market the development in which it is located. iii. The model homes/sales office(s) shall not be the primary real estate office for the company s marketing the development. iv. The model homes/sales office(s) shall only be permitted for a maximum duration of nine (9) months and shall be removed from the Property by the developer within 60 days of cessation of operations. B. Parking. Parking shall not be required on each parcel or site where the use is located, but rather may be provided off-site, including on-street parking subject to approval at the time of plans review, which may include requirements for easements. If on-street parking is permitted, those spaces shall be counted towards the required number of parking spaces for all uses. C. Exterior Lighting. Lighting shall comply with Section of the Zoning Ordinance and the following standards: i. Sidewalks, walkways and other pedestrian areas throughout the development shall be lit by pedestrian-style lights in accordance with a lighting plan to be approved by the Planning Department at the time of plans review SN MAY23-BOS-RPT-C

40 ii. Other Exterior Lighting. 1. Exterior lighting shall be designed to enhance the character of each section and be compatible with development standards of the project; 2. Freestanding lights shall not exceed a height of 20 feet above finished grade; 3. Building mounted lights, excluding those for individual dwelling units, shall be no higher than the roofline or parapet wall; 4. Building mounted lighting visible to the public shall be compatible with the architectural style of the building which it serves; and 5. Building mounted lights for individual dwelling units shall be limited to lighting necessary to illuminate entrances into the dwelling. D. Residential Townhouse (R-TH) Overall Design Elements. i. Architectural/Design Elements. a. Sidewalks/Driveways i. Sidewalks: Sidewalks shall generally be provided on both sides of all streets. ii. Driveways: All portions of driveways and parking areas shall be brushed concrete, stamped concrete, exposed aggregate concrete, or decorative pavers. iii. Front Walks: A minimum of a three (3) foot wide concrete, or decorative pavers, front walk shall be provided to the front entrance of each dwelling unit, to connect to drives, sidewalks, or streets. b. Landscaping and Yards i. Street Trees: Streets trees shall generally be installed or preserved and maintained along both sides of all roads, except along alleyways with rear loaded lots, and Recreational Areas, except where there is a conflict with utilities, sightlines, and driveway areas. ii. Front Yards: Except for the foundation planting bed, all front yards shall be sodded and irrigated. iii. Front Foundation Planting Beds: Foundation planting is required along the entire front façade of all dwelling units and shall extend along all sides facing a street. Foundation planting beds shall be a minimum of three 22 17SN MAY23-BOS-RPT-C

41 (3) feet wide from the unit foundation. Planting beds shall include medium shrubs spaced a maximum of four (4) feet apart. Unit corners shall be visually softened with vertical accent shrubs (4 5 ) or small evergreen trees (6-8 ) at the time of planting. iv. Landscaping. Landscaping shall be provided and maintained around the perimeter of all buildings, between buildings and driveways, within medians, and common areas, including open space along the rear of units. Landscaping shall comply with the requirements of the Zoning Ordinance and be designed to minimize the predominance of building mass and paved areas; define private spaces; and enhance the residential character of the development. The landscaping plan shall be approved at time of plans review with respect to the exact numbers, spacing, arrangement and species of plantings. c. Architecture and Materials: i. Architectural Treatment. Unless deviations are approved by the Planning Commission during site plan review, the architectural treatment and mix of dwelling units of the townhouse development shall be as follows: ii. Variation. 1. A minimum of 80% of townhouse units shall be compatible with Elevation 1, prepared by NVR Architectural Services on September 18, 2017, and permitted to have a front-loaded garage that shall project a maximum of four (4) feet forward of the front line of the main dwelling. The minimum gross floor area for these units shall be 1,500 square feet. 2. A maximum of 20% of the total townhouse units shall be compatible with Elevation 2 (a non-garage unit), prepared by NVR Architectural Services on September 18, The minimum gross floor area for these units shall be 1,280 square feet. a. The color palettes, materials, and building elements, or a combination thereof, featured in a single building shall not be repeated in a 23 17SN MAY23-BOS-RPT-C

42 building located directly across the street or beside said building, but this requirement shall not apply to buildings that are located diagonally from each other. b. Individual dwelling units within the same building shall utilize different color palettes, materials, and/or building elements to differentiate between units. Buildings containing more than four dwelling units shall include a minimum of three (3) different color themes. iii. Groups of Lots. There shall not be more than six (6) attached lots within a group of townhouses. iv. Façade Materials. An aggregate minimum of 50% of the front façade of any building shall be constructed of brick, stone or masonry (which façade shall exclude gables, windows, trim, and doors). Other acceptable siding materials shall include stucco, synthetic stucco (E.I.F.S.), or horizontal lap siding. Horizontal lap siding may be manufactured from natural wood or cement fiber board or may be premium quality vinyl siding with a minimum wall thickness of inches. Plywood, metal, and dutch lap siding are not permitted. v. Foundations. All foundations shall be constructed entirely of brick or stone. Synthetic or natural stucco foundations may be permitted for facades constructed entirely of stucco. vi. Units Constructed on Slab. If the dwelling unit is constructed on a slab, brick or stone shall be employed around the base of the front and sides of the dwelling unit a minimum twenty-four (24) inches and on the rear of the dwelling unit a minimum eight (8) inches above grade so as to give the appearance of a foundation. vii. Special Focus Units. Special focus units, typically located at the end of a street intersection, against common open space, or where units back up to streets, shall have an embellished façade with enhanced features. Embellished façades may include a mixing of materials, gables, dormers, entryway details, shutters, or other architectural features on the exterior 24 17SN MAY23-BOS-RPT-C

43 that enhance the entry (i.e. decorative lintels, shed roof overhangs, arches, columns, keystones, eyebrows, etc.). These units may also utilize enhanced landscaping to reinforce the streetscape and minimize the view of the rear of units, with shade trees, fences, garden walls, hedges, shrubs, etc. to help define the front yard and street edge. d. Roof Material: Roofing material shall be standing seam metal, dimensional architectural shingles, or better with a minimum of 30-year warranty. e. Porches and Stoops. i. Front Porches: Where elevated, all front entry stoops and front porches shall be constructed with continuous masonry foundation wall or on 12 x12 masonry piers. Extended front porches shall be a minimum of five (5) feet deep. Space between piers under porches shall be enclosed with framed lattice panels, where required. Handrails and railings shall be finished painted wood or metal railing with vertical pickets or swan balusters. Pickets shall be supported on top and bottom rails that span between columns. ii. Front Porch Flooring: Porch flooring may be concrete, exposed aggregate concrete, or a finished paving material such as stone, tile or brick, finished (stained) wood, or properly trimmed composite decking boards. All front steps shall be masonry to match the foundation. f. Garage Door Treatment. Front loaded, and corner side loaded garages shall use an upgraded garage door. An upgraded garage door is any door with a minimum of two (2) enhances features. Enhanced features shall include windows, raised panels, decorative panels, arches, hinge straps or other architectural features on the exterior that enhance the entry (i.e. decorative lintels, shed roof overhangs, arches, columns, keystones, eyebrows, etc.). Flat panel garage doors are prohibited. g. Heating, Ventilation and Air Conditioning (HVAC) Units and Whole House Generators. Units shall initially be screened from view of public roads by landscaping or low maintenance material, as approved by the Planning Department. ii. Bedrooms. All units shall have a first-floor bedroom. The maximum number of bedrooms within a unit shall not exceed three (3) bedrooms SN MAY23-BOS-RPT-C

44 iii. Maintenance of Building Exteriors and Common Areas. The homeowner s association for the development shall be responsible for properly maintaining and repairing on-site improvements including, but not limit to, all common areas, driveways, lot landscaping, lighting, fencing, street trees, sidewalks, and dwelling unit exteriors to exclude windows and doors. Periodic cleaning and painting of doors, windows and trim will be done by the homeowner s association. Dwelling unit interiors are expressly excluded from the homeowner s association s maintenance and repair obligations. All areas of common area concrete shall be maintained by the homeowner s association without pot holes and ruts. The homeowner s association shall ensure that the affairs of the homeowner s association are professionally managed, including the homeowner s association s maintenance and repair obligations. E. Residential Multi-Family (R-MF) Overall Design Elements. i. Architectural Treatment. Unless deviations are approved by the Planning Commission during site plan review, the architectural treatment of the multi-family buildings shall be comparable to The Meridian Watermark apartments, located on Tax ID , in terms of architectural massing, materials, and color palette. ii. Building Materials. Buildings shall be constructed with brick or stone veneer, composition, hardiplank or premium quality vinyl siding with a minimum wall thickness of inches. Exterior façade shall contain at least thirty (30) percent brick or stone veneer. Different façade materials shall be used for building façades to add depth and interest to the structure. Roofing material shall be standing seam metal, dimensional architectural shingles, or better with a minimum of 30-year warranty and shall have a minimum roof pitch of 6/12. iii. Landscaping. Landscaping, including foundation plantings, shall be provided and maintained around the perimeter of all buildings, between buildings and driveways, within medians, and common areas. Landscaping shall comply with the requirements of the Zoning Ordinance and be designed to minimize the predominance of building mass and paved areas; define private spaces; and enhance the residential character of the development. The landscaping plan shall be approved at time of plans review with respect to the exact numbers, spacing, arrangement and species of plantings. iv. Street Trees. Streets trees shall be installed or preserved and maintained along both sides of the interior roads and common driveways to include public road entrances in accordance with the requirements of the Zoning Ordinance, except where there is a conflict with utilities, sightlines, and driveway areas SN MAY23-BOS-RPT-C

45 v. Sidewalks. Sidewalks and walkways shall be provided along internal driveways that provide general circulation and among parking areas. Sidewalks shall also be provided to connect to the townhouses and commercial entities. vi. Height. No building shall exceed a height of four (4) stories or fifty-eight (58) feet in height. F. Commercial Development, including the Assisted Living Facility, Overall Design Elements. i. Architectural Treatment. 1. Unless deviations are approved by the Planning Commission during site plan review, the architectural treatment of the commercial building(s) and Assisted Living Facility shall be comparable to Bickford of Chesterfield, located on Tax ID , in terms of architectural massing, materials and color palette. 2. 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. 3. All building mounted lighting shall be compatible with the overall architectural style. 4. 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. ii. Building Materials. Buildings shall be constructed with brick or stone veneer, composition, hardiplank or premium quality vinyl siding with a minimum wall thickness of inches. Exterior façade shall contain at least thirty (30) percent brick or stone veneer. Different façade materials shall be used for building façades to add depth and interest to the structure. Roofing material shall be standing seam metal, dimensional architectural shingles, or better with a minimum of 30-year warranty and shall have a minimum roof pitch of 6/12. iii. Height. No building shall exceed a height of three (3) stories or forty-six (46) feet in height. iv. Landscaping. Landscaping shall be provided and maintained around the perimeter of all buildings, between buildings and driveways, within medians, and common areas. Landscaping shall comply with the requirements of the Zoning Ordinance and be designed to minimize the 27 17SN MAY23-BOS-RPT-C

46 predominance of building mass and paved areas; define private spaces; and enhance the residential character of the development. The landscaping plan shall be approved at time of plans review with respect to the exact numbers, spacing, arrangement and species of plantings. v. Standards. Except as stated herein, development shall conform to Emerging Growth Design District standards for Corporate Office (O-2) Districts SN MAY23-BOS-RPT-C

47 EXHIBIT A Conceptual Land Use Plan and Street Section ATTACHMENT SN MAY23-BOS-RPT-C

48 ELEVATION 1 September 18, 2017 ATTACHMENT SN MAY23-BOS-RPT-C

49 ELEVATION 2 September 18, 2017 ATTACHMENT SN MAY23-BOS-RPT-C