CASE NUMBER: 15SN0657 APPLICANT: The Grove at Lucks Lane, LLC

Transcription

1 CASE NUMBER: 15SN0657 APPLICANT: The Grove at Lucks Lane, LLC STAFF S ANALYSIS AND RECOMMENDATION CHESTERFIELD COUNTY, VIRGINIA Magisterial District: CLOVER HILL Lucks Lane Board of Supervisors (BOS) Public Hearing Date: OCTOBER 28, 2015 BOS Time Remaining: 365 DAYS Applicant s Agent: ANDREW M. SCHERZER ( ) Applicant s Contact: TIMOTHY B. CASSIDY ( ) Planning Department Case Manager: DARLA ORR ( ) APPLICANT S REQUEST (AMENDED) Rezoning from Agricultural (A) to Multifamily Residential (R-MF) with conditional use to permit group care facility use and conditional use planned development to permit exceptions to ordinance requirements. Use and bulk exceptions are requested to permit reduced setbacks, eliminate curb and gutter requirements for driveways and private school use as educational lectures/classes will be open to the general community and residents. A senior residential development with multi-family dwelling units and group care facility beds is planned. The development would be limited to a maximum of 112 multi-family dwelling units, yielding an overall density of 5.74 dwelling units per acre, plus 84 group care facility beds. Notes: A. Conditions may be imposed or the property owner may proffer conditions. B. Proffered conditions, Textual Statement, a master plan and building elevations are located in Attachments 1-7. Providing a FIRST CHOICE community through excellence in public service

2 RECOMMENDATION PLANNING COMMISSION 9/15/2015 STAFF RECOMMEND APPROVAL As conditioned, compatible with area residential development Appropriate to support reduced cash proffer for dwelling units licensed as assisted living units RECOMMEND DENIAL Exceeds residential density suggested as appropriate for the area Fails to fully address development impacts 2 15SN EPT15-CPC-RPT

3 Department PLANNING SUMMARY OF IDENTIFIED ISSUES Issue Exceeds maximum density recommended as appropriate by Comprehensive Plan (5.74 rather than 2.5 or less dwelling units per acre) BUDGET AND MANAGEMENT Fails to adequately address development impacts FIRE PARKS AND RECREATION Fails to adequately address development impacts on park facilities LIBRARIES Fails to adequately address development impacts on library facilities SCHOOLS Fails to adequately address development impacts on school facilities CDOT Fails to adequately address development impacts on transportation facilities VDOT - UTILITIES - ENVIRONMENTAL ENGINEERING SN EPT15-CPC-RPT

4 4 15SN EPT15-CPC-RPT

5 Map 2: Comprehensive Plan Northern Courthouse Road Classification: RESIDENTIAL The designation suggests the property is appropriate for residential uses of 2.5 units per acre or less. Map 3: Surrounding Land Uses & Development Monacan High School Single family residential Monacan Hills Church Lucks Ln Westcreek Dr Explorer Dr Single family residential St James Woods 5 15SN EPT15-CPC-RPT

6 PLANNING Staff Contact: Darla Orr ( ) PROPOSAL The applicant proposes a senior residential development that will include multi-family residential dwelling units and group care facility use. A zoning master plan (Exhibit A, Attachment 3) identifies development as follows: Overall - A maximum of 112 multi-family residential dwelling units and 84 group care facility beds are planned. Eastern portion - Clustered multi-family residential dwelling units (4 or less attached) and trails Western portion - Multiple story building containing multi-family dwelling units (more than 4); group care facility beds; and educational lectures/classes for residents and the community Central portion Focal point designed to promote outdoor gathering; pedestrian trails, including connection between Lucks Lane and Monacan High School; natural areas; and, stormwater management facilities Modifications to the zoning plan could be permitted with approval by the Planning Department provided the uses generally maintain their relationship with each other and any adjacent properties. (Proffered Condition 1) DEVELOPMENT DESIGN The development is proposed with tree-lined streets, supplemental landscaping, useable open space, and pedestrian trails. Bulk exceptions are requested to permit reduced setbacks and eliminate curb and gutter requirements for driveways. The following is an overview of development standards for the development: Requirements Master Plan Uses/Density Architecture General Overview Details The Zoning Plan and Textual Statement serve as the master plan Proffered Condition 1 and Attachments 2 and age restricted multi-family dwelling units (referred to as independent and assisted living units) 84 group care facility beds (referred to as assisted living and memory care beds) Educational lectures/classes for residents (accessory use) and the community (private school use) Proffered Condition 6 and Textual Statement I and II As provided in Exhibits, unless otherwise approved by Planning Commission Buildings designed with harmonious proportions; variety to avoid monotonous facades and break up bulky masses; architectural variety and overall cohesive residential character Proffered Condition 10, Exhibits B E and Ordinance 6 15SN EPT15-CPC-RPT

7 Requirements Heights and Units Per Floor/Building Focal Point Setbacks and Distance Between Buildings Street trees, Landscaping, Buffers and Fence Pedestrian Connections Driveways and Walks Recreational Amenities Front Loaded Garages Loading Areas and Deliveries General Overview (Continued) Details Eastern portion 4 or less attached units - single story or 26 feet tall Western portion more than 4 attached units maximum height of 75 feet; no limit on the number of units permitted per floor Textual Statement III.A, III.B and Ordinance Central portion acre reserved as focal point includes hardscape and open areas designed for gatherings Textual Statement III.C Minimum standards for single and multi-story buildings Textual Statement III.A and B and Ordinance Street trees required on both sides of all internal roads and common driveways Landscaping required throughout development to minimize building mass and paved areas; define private spaces; and enhance the residential character of development Buffer and fence along eastern property boundary Proffered Conditions 7, 8, 11 and 13 Sidewalks as depicted on Exhibit A (4 ft wide with 5 ft bump-outs) and 8 ft wide shared pedestrian/bike path running north and south; connects Lucks Lane to Monacan High School Park access provided with construction of off-site 8 ft wide shared pedestrian/bike path from northern property boundary to area behind Monacan High School baseball fields Proffered Conditions 14 and 15 and Exhibit A Driveways will be hardscaped with hardscaped walks to connect dwelling units with sidewalks and parking areas Textual Statement III.A and B Active and passive recreational facilities as required by the Ordinance and as included in this request such as walking trails and educational lectures/classes Textual Statement I and III.C and Ordinance Efforts made to not have front loaded garages; garages will be more visible from corner side yards; garage doors will be recessed Exhibits A, and D and Textual Statement III.A Allowed only on western side of multi-family building Only between 7 a.m. and 6 p.m. Proffered Condition 12 and Exhibit A 7 15SN EPT15-CPC-RPT

8 Requirements Lighting General Overview (Continued) Details Maximum of 15 feet tall within 200 feet of eastern property boundary; all others maximum of 20 feet Proffered Condition 9 Access to Adjacent Parcels To address staff s request that measures be offered to facilitate potential future integration of adjacent parcels fronting Lucks Lane, shown as Adjacent parcels below, with the proposed development, the applicant has proffered an access easement to serve these properties back through the proposed development. (Proffered Condition 16) Figure 1 Cross Access Easement Access Easement Adjacent parcels fronting Lucks Lane 8 15SN EPT15-CPC-RPT

9 FINANCIAL IMPACT ON CAPITAL FACILITIES Budget and Management Staff Contact: Natalie Spillman ( ) The need for schools, parks, libraries, fire stations and transportation facilities in this area is identified in the County s adopted Public Facilities Plan, Thoroughfare Plan and Adopted Capital Improvement Program and further detailed by specific departments in the applicable sections of this request analysis. This proposed development will have an impact on capital facilities. Staff has calculated the fiscal impact of every new dwelling unit on schools, roads, parks, libraries and fire stations at $23,418 per unit. The applicant has requested rezoning from Agricultural (A) to Residential Multi-family (R-MF) with Conditional Use to permit group care facility use and Conditional Use Planned Development to allow for exceptions to zoning ordinance requirements. The applicant has proffered an age-restricted community. The textual statement, Attachment 2, proposes a maximum of 112 dwelling units and a maximum of 84 beds within a group care facility (The zoning ordinance does not define the 84 beds as actual dwelling units). The applicant has proffered $11,152 on 56 of the dwelling units classified as independent living units (per the Textual Statement II.A.1), to be allocated pro-rata among parks, libraries, fire and roads, omitting the schools component. Through this addendum, the applicant has further proffered $697 on the remaining 56 dwelling units, classified as assisted living units (per the Textual Statement II.A.2), to be allocated to fire. In addition, the applicant has proffered that of the 56 dwelling units within the assisted living unit, all units shall have no more than two (2) bedrooms. The cash proffer also includes language that would freeze the $11,152 and $697 contribution for a period of four years after which it would be escalated by the cumulative change in the Marshall and Swift Building Code Index. Additionally, the applicant has proffered an option to provide park improvements. If that option is exercised, the applicant has proffered $10,400 on 56 of the dwelling units classified as independent living units, to be allocated $258 for libraries, $697 for fire, $9,106 for roads and $339 for parks. The Parks and Recreation Department has determined the proposed improvements in Proffered Condition 15, in combination with the reduced parks allocation, adequately address impacts for 56 of the dwelling units classified as independent living units. The applicant, through its proffered conditions, has not adequately addressed the development s impact on capital facilities (see table below for variances). Consequently, the County s ability to provide adequate facilities to its citizens will be adversely impacted. The Planning Commission and Board of Supervisors, through their consideration of this request, may determine that there are unique circumstances relative to this request that may justify acceptance of proffers as offered for this case. 9 15SN EPT15-CPC-RPT

10 Facility Categories Per Dwelling Unit Impact on Capital Facilities FY16 Calculated Impact Current BOS Maximum Applicant Proposal (56 independent dwelling units) Variance from Maximum (Independ ent Units) Applicant Proposal (56 assisted living dwelling units) 112 Potential Units Variance from Maximum (Asst. Living Units) Schools $9,648 $7,814 $0 ($7,814) $0 ($7,814) Parks $1,347 $1,091 $1,091 $0 $0 ($1,091) Libraries $318 $258 $258 $0 $0 ($258) Fire Stations $861 $697 $697 $0 $697 $0 Roads $11,244 $9,106 $9,106 $0 $0 ($9,106) Total $23,418 $18,966 $11,152 ($7,814) $697 ($18,269) Overall Impact on Capital Facilities* Schools $1,080,576 $875,168 $0 ($437,584) $0 ($437,584) Parks $150,864 $122,192 $61,096 $0 $0 ($61,096) Libraries $35,616 $28,896 $14,448 $0 $0 ($14,448) Fire Stations $96,432 $78,064 $39,032 $0 $39,032 $0 Roads $1,259,328 $1,019,872 $509,936 $0 $0 ($509,936) Total $2,622,816 $2,124,192 $624,512 ($437,584) $39,032 ($1,023,064) *Based on proffered density for dwelling units. The actual number of lots and corresponding impact may vary. While the applicant has proffered a maximum of 196 units, only 112 would actually be considered dwelling units, as defined by the Zoning Ordinance. The remaining 84 beds are proposed as group care facility beds SN EPT15-CPC-RPT

11 PUBLIC FACILITIES FIRE SERVICE Staff Contact: 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. The Public Facilities Plan, as part of the Comprehensive Plan, indicates: 1 With the aging of population, medical emergency incidents are expected to increase faster than the rate of population growth over time. 1 The financial impact of residential development on fire facilities is addressed in the Financial Impact on Capital Facilities section of the report. Additional Information: County-wide Fire & EMS Service Information & Needs Recommendations for Fire Stations by 2022 New 5 Replacement/Revitalization Incidents as a percent of total 1 Fire 24% EMS (Emergency Medical Services) 76% Fire/EMS Increases in Call Volume from 2001 and % County Population Increase from 2001 to % Fire Service - Project Impacts Estimated Number of Calls for Service Annually Applicant s Proposal to Address Impacts 1 An emergency access is planned to Lucks Lane in lieu of a second public road access. The Fire and Transportation Departments must approve the access. In addition, 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. Information relative to nearby fire and emergency service facilities can be found in Attachment Offered In Accordance with Policy Proffered Condition SN EPT15-CPC-RPT

12 PARKS AND RECREATION Staff Contact: Brian Geouge ( ) The County supports a high-quality park system to provide residents and visitors with equitable access to active and passive recreation opportunities. The Public Facilities Plan, as part of the Comprehensive Plan, indicates: County-wide Parks and Recreation Needs Park Type Number of New Parks Aggregate Acreage Regional Community Neighborhood Special Purpose Urban Linear The Public Facilities Plan notes facility recommendations for water-based parks. All other facilities are acquired and developed on a site-by-site basis. 2 Facilities are recommended in urban areas where there is limited acreage available for park development. 3 Facility needs are assessed on a site-by-site basis as recommended in the Public Facilities Plan County Level of Service Target Level of Service Applicant s Proposal to Address Impacts 1 1 The financial impact of residential development on parks facilities is addressed in the Financial Impact on Capital Facilities section of the report. Additional Information: Parks and Recreation Project Impacts 5.9 Acres of Regional, Community and/or Neighborhood parkland per 1,000 persons 9 Acres of Regional, Community and/or Neighborhood parkland per 1,000 persons Not Offered in Accordance with Policy Measures offered to address impacts on 56 of 112 dwelling units o Cash or combination of cash and trail construction Proffered Condition 2 and 15 The Public Facilities Plan identifies the need for trails that connect parks, neighborhoods, and other destinations. An eight (8) foot wide public trail would be provided by the applicant from the northern boundary of this development to the gravel road behind the Monacan High School baseball fields as shown on Exhibit A. (Proffered Condition 15) Information relative to nearby parks and recreation facilities can be found in Attachment SN EPT15-CPC-RPT

13 LIBRARIES Staff Contact: Debra Winecoff ( ) The public library system s role in the county has expanded beyond its traditional function as a resource for information and materials, and now serves as a community gathering place for educational, cultural and informational services; community support during emergencies; economic development; and revitalization activities. The Public Facilities Plan, as part of the Comprehensive Plan, indicates: Facility Action Expand or Replace Construction of New Facilities County-wide Library Needs County-wide Facility Needs 5 Libraries 5 Libraries 1 Community Arts Center Libraries - Project Impacts Applicant s Proposal to Not Offered in Accordance with Policy Address Impacts 1 Proffered Condition 2 1 The financial impact of residential development on library facilities is addressed in the Financial Impact on Capital Facilities section of the report. Additional Library Information: Information relative to nearby library facilities can be found in Attachment SN EPT15-CPC-RPT

14 SCHOOLS Staff Contact: Atonja Allen ( ) 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. The Public Facilities Plan, as part of the Comprehensive Plan, indicates: County-wide School Needs School Types Facilities to Revitalize/Replace New Facilities Elementary 16 3 Middle 6 2 High 2 3 Technical - 1 Average Student Yield Applicant s Proposal to Address Impacts 1 Schools - Project Impacts Elementary 24 Middle 13 High 17 Total 54 Not offered in Accordance with Policy Proffered Condition 2 1 The financial impact of residential development on school facilities is addressed in the Financial Impact on Capital Facilities section of the report. Additional Information: While 112 age-restricted dwelling units are proposed, based on the cash proffer methodology this development would yield 54 new students. After review of this request, based on current school assignments and student enrollment the proposed rezoning case will have an impact on schools. It is possible that over time this case, combined with other tentative residential developments and other zoning cases in the area will continue to push these schools to their capacity and therefore impact the capacity of facilities division-wide. Information relative to schools currently serving area can be found in Attachment SN EPT15-CPC-RPT

15 COUNTY DEPARTMENT OF TRANSPORTATION Staff Contact: Jim Banks (804) The Comprehensive Plan, which includes the Thoroughfare Plan, identifies county-wide transportation needs that are expected to mitigate traffic impacts of future growth. The anticipated traffic impact of the proposal has been evaluated and recommendations are detailed in the chart below: Recommendation Right of Way Dedication Additional right of way along Lucks Lane to accommodate a future bike lane. Vehicular Access Control One (1) entrance/exit (the Main Access ) and one (1) emergency only access onto Lucks Lane Road Improvements Right turn lane along Lucks Lane at the Main Access Bike lane along Lucks Lane adjacent to the proposed right turn lane Sidewalk along Lucks Lane for the property frontage Applicant s Proposal Offered as Recommended Proffered Condition 3 Offered as Recommended Proffered Condition 4 and Textual Statement III.C Offered as Recommended Cash Proffer Proffered Conditions 5 Not Offered in Accordance with Policy Proffered Condition SN EPT15-CPC-RPT

16 VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Brian Lokker ( ) VDOT Land Use Regulations Traffic Impact Analysis (24VAC30-155) - Access Management (24VAC30-73) Location of right-in/right-out access shown on Exhibit A complies with Access Management spacing standards. Subdivision Street Acceptance (24VAC30-91/92) Final location is subject to: o Adequate intersection sight distance o Adequate spacing from existing Courthouse Rd. crossover to accommodate eastbound u-turns to access site Department will verify during site plan review Understand from applicant that all internal roadways will remain private and are therefore not subject to Department standards for street acceptance Land Use Permit (24VAC30-151) - Summary SN EPT15-CPC-RPT

17 WATER AND WASTEWATER SYSTEMS Staff Contact: Jamie Bland ( ) The proposal s impacts on the County s utility system are detailed in the chart below: Water and Wastewater Systems Currently Size of Existing Line Connection Required by County Code? Serviced? Water No 16 Yes Wastewater No 8 Yes Utilities Issues The existing 8 wastewater line is located within the St. James Woods, Section J subdivision, approximately 400 feet from the southern property line of the property. That wastewater line currently terminates within a public easement between and Nevis Drive. There is a recorded public sewer easement across the rear of Nevis Drive that is intended to allow the future extension of public wastewater service to the subject property. Map 5: Existing Water & Wastewater Systems 17 15SN EPT15-CPC-RPT

18 ENVIRONMENTAL Drainage, Erosion and Water Quality Staff Contact: Doug Pritchard ( ) Issue Geography Resource Protection Area Determination (RPAD) Flood Plain Storm Water Management Compliance Stormwater Discussion/Conditions A substantial drainage corridor bisects the property that drains south toward a triple 48 corrugated metal culvert system under Lucks Lane. A significantly large drainage area passes through the property. This drainage corridor must be carefully considered as it also drains large portions of Monacan High School. The approved Resource Protection Area Determination reveals that the RPA begins only approximately 100 feet into the property from Lucks Lane. The 100 year floodplain limits, which have been established with the subdivision development on the downstream side of Lucks Lane, will need to be extended up through this central drainage corridor. Field observations reveal likelihood of central drainage corridor being a jurisdictional feature, thereby eliminating the opportunity for BMP facilities to be strategically located in the stream to cover the stormwater management regulations of the pre development 2 and 10 year storms. BMP facilities would likely need to be located on each side of corridor to meet regulations SN EPT15-CPC-RPT

19 CASE HISTORY Applicant Submittals 5/11/2015 Application submitted 8/3 and 9/2 Application was amended 8/12, 8/27, 9/2, 9/4 and 9/9/2015 5/14/2015 6/30/2015 Revised proffered conditions, Textual Statement, zoning plan and elevations were submitted Community Meetings Issues Discussed: Increased traffic when are current issues access neighborhoods Development exceeding density recommended by Plan Proposal is more of a commercial use with employees, deliveries, visitors Drainage on adjacent subdivision lots Tree preservations, buffers, setbacks, lighting, odor and noise Market analysis completed and vacancy rates Prefer cluster style units on eastern portion of property Issues Discussed: Speeding on Lucks Lane Site distance at Westcreek Drive and Lucks Lane; citizens have issues at this intersection; need traffic light or consideration of left turn lane Additional traffic in area Level of quality of facilities by Developer Commercial encroachment into residential area Planning Commission Meeting 9/15/2015 Citizen Discussion Proposed business incompatible with area single family residential use Concern with noise, deliveries, staff, vans, food service, emergency vehicles Traffic on Lucks Lane including accidents, single lanes and young drivers to high school Maintenance of pedestrian path Commission Discussion Lucks Lane has capacity for additional traffic Parks will maintain pedestrian path While built as complete dwelling units, assisted living units should not be considered dwellings Senior product will not generate students Growing need for senior housing Cash proffer policy should consider other impacts from senior housing to include a cash proffer for Fire and EMS 19 15SN EPT15-CPC-RPT

20 Recommendation: APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS IN ATTACHMENT 1 Motion: Gulley Second: Patton AYES: Gulley, Waller, Brown, Patton and Wallin The Board of Supervisors on Wednesday, October 28, 2015, beginning at 6:30 p.m., will consider this request SN EPT15-CPC-RPT

21 PROFFERED CONDITIONS ATTACHMENT 1 Note: (CPC) Recommended by the Planning Commission (CPC) 1. Master and Zoning Plans. The Textual Statement, last revised September 2, 2015 and September 15, 2015, and the Zoning Plan, Exhibit A, last revised August 31, 2015 and prepared by Balzer and Associates, Inc. shall be considered the Master Plan. Uses shall be located as generally depicted on the Zoning Plan, but the location and size of buildings, parking and amenities may be modified provided the uses generally maintain their relationship with each other and any adjacent properties. A plan for any such Zoning Plan adjustment shall be submitted to the Planning Department for review and approval. Such plan shall be subject to appeal in accordance with provisions of the Zoning Ordinance for site plan appeals. (P) (CPC) 2. Cash Proffer. A. For each of the 56 dwelling units identified in Textual Statement II.A.1 as Independent Living Units, the applicant, sub-divider, or assignee(s) shall pay the following to the County of Chesterfield, prior to the issuance of a building permit for infrastructure improvements within the cash proffer service district for the property, unless state law prevents enforcement of that timing: i. $11, per dwelling unit for the period beginning the July 1 preceding the Board of Supervisors approval of the case through July 1 four years later, at which point the amount will be adjusted for the cumulative change in the Marshall and Swift Building Cost Index during that time period. The $11, will be allocated pro-rata among the facility costs as follows: $1, for parks and recreation, $ for library facilities, $9, for roads, and $ for fire stations. ii. Thereafter, the per dwelling unit cash proffer amount shall be automatically adjusted, annually, by the annual change in the Marshall and Swift Building Cost Index on July 1 of each year. iii. Cash proffer payments shall be spent for the purposes proffered or as otherwise permitted by law. B. Parks and Recreation Credit: If the developer constructs improvements described in Proffered Condition 15, as determined by the Parks and Recreation Department, the applicant, sub-divider, or assignee(s) shall pay the following to the County of Chesterfield for each of the 56 dwelling units identified in Textual Statement II.A.1 as Independent Living Units, prior to the issuance of a building permit for infrastructure improvements within the cash proffer service district for the property, unless state law prevents enforcement of that timing: 21 15SN EPT15-CPC-RPT

22 i. $10,400 per dwelling unit for the period beginning the July 1 preceding the Board of Supervisors approval of the case through July 1 four years later, at which point the amount will be adjusted for the cumulative change in the Marshall and Swift Building Cost Index during that time period. The $10,400 will be allocated prorata among the facility costs as follows: $ for parks and recreation, $ for library facilities, $9, for roads, and $ for fire stations. ii. Thereafter, the per dwelling unit cash proffer amount shall be automatically adjusted, annually, by the annual change in the Marshall and Swift Building Cost Index on July 1 of each year. iii. Cash proffer payments shall be spent for the purposes proffered or as otherwise permitted by law. C. For each of the 56 dwelling units identified in Textual Statement II.A.2 as Assisted Living Units, the applicant, sub-divider, or assignee(s) shall pay the following to the County of Chesterfield, prior to the issuance of a building permit for infrastructure improvements within the cash proffer service district for the property, unless state law prevents enforcement of that timing: i. $ per dwelling unit for the period beginning the July 1 preceding the Board of Supervisors approval of the case through July 1 four years later, at which point the amount will be adjusted for the cumulative change in the Marshall and Swift Building Cost Index during that time period. The $ will be allocated to the facility costs as follows: $ for fire stations. ii. Thereafter, the per dwelling unit cash proffer amount shall be automatically adjusted, annually, by the annual change in the Marshall and Swift Building Cost Index on July 1 of each year. iii. Cash proffer payments shall be spent for the purposes proffered or as otherwise permitted by law. D. In the event the cash payment is not used for which proffered within 15 years of receipt, the cash shall be returned in full to the payer. E. Should any impact fees be imposed by Chesterfield County at any time during the life of the development that are applicable to the property, the amount paid in cash proffers shall be in lieu of or credited toward, but not be in addition to, any impact fees, in a manner determined by the County. (B&M) (CPC) 3. Dedication. Prior to any site plan approval, additional right-of-way, as determined by the Transportation Department, on the north side of Lucks Lane, immediately adjacent to the property, shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County to accommodate a bike lane. (T) 22 15SN EPT15-CPC-RPT

23 (CPC) 4. Vehicular Access. Direct vehicular access from the property to Lucks Lane shall be limited to one (1) entrance/exit (the Main Access ) and one (1) emergency only access described in the Textual Statement Condition III.C.i. The exact location of these accesses shall be approved by the Transportation Department. (T) (CPC) 5. Road Improvements. Prior to the issuance of an occupancy permit, the following road improvements shall be completed, as determined by the Transportation Department: A. Construction of additional pavement along Lucks Lane at the Main Access to provide a right turn lane; B. Construction of a bike lane along Lucks Lane adjacent to the proposed right turn lane; C. Construction of a sidewalk along Lucks Lane for the entire property frontage; and D. 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) (CPC) 6. (CPC) 7. (CPC) 8. (CPC) 9. Age restriction. Except as otherwise prohibited by the Virginia Fair Housing Law, the Federal Housing Law, and such other applicable federal, state, or local legal requirements, dwelling units shall be restricted to housing for older persons as defined in the Virginia Fair Housing Law and shall have no persons under 19 years of age domiciled therein ( Age-Restricted Dwelling Units ). (B&M, P) Street Trees. Street 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. (P) Internal Landscaping. Landscaping shall be provided and maintained around the perimeter of all buildings, between buildings and driveways, within medians, and within common areas. Landscaping shall comply with the requirements of the Zoning Ordinance Sections through (f). Landscaping shall be designed to minimize the predominance of building mass and paved areas; define private spaces; and enhance the residential character of the development. The Planning Department, at the time of site plan review, shall approve the landscaping plan with respect to the exact numbers, spacing, arrangement and species of plantings. (P) Lighting. Light poles shall be permitted to have a maximum height of twenty (20) feet, except that any light poles within 200 feet of the eastern property boundary shall have a maximum height of fifteen (15) feet. (P) 23 15SN EPT15-CPC-RPT

24 (CPC) 10. (CPC) 11. (CPC) 12. Architecture. Architectural design shall be generally as shown on Exhibit Band Exhibit C dated May 1, 2015 by Senior Consulting, LLC, Exhibit D dated June 30, 2015 by Senior Consulting LLC, and Exhibit E dated September 2, 2015 by Senior Consulting, LLC, unless otherwise approved by the Planning Commission at time of site plan approval. (P) Buffer. A variable width buffer ranging from between 50 and 100 feet shall be provided and maintained in accordance with Zoning Ordinance requirements for fifty (50) foot buffers along the eastern property boundary as shown in Exhibit A. Existing mature vegetation located within this buffer shall be retained unless removal is approved by the Planning Department during plan review. Preserved vegetation may be substituted for required landscaping materials if approved during plan review. (P) Loading Area. Dumpster service and deliveries shall occur only on the western side of RMF building as generally shown on Exhibit A and shall be limited to between the hours of 7:00 a.m. and 6:00 p.m. (P) (CPC) 13. Fence. Prior to the issuance of the first building permit, a six (6) foot naturalcolored solid vinyl, wood or composite fence shall be installed along the eastern property boundary as shown in Exhibit A. The exact design and treatment shall be approved by the Planning Department at the time of site plan review. The fence shall be maintained in good condition by the Developer. (P) (CPC) 14. Internal Sidewalks. An eight foot (8 ) wide shared use public pedestrian/bike path shall be provided within an open space easement running generally north and south through the community connecting Lucks Lane to Monacan High School as identified on Exhibit A. The path shall be 2 SM-9.5 asphalt and over 4 21-B stone. The remaining sidewalks shall be provided as generally shown on Exhibit A and shall be a minimum of 4 feet wide, with five (5) foot wide bump outs every fifty (50) feet to provide ADA compliance. All sidewalks shall be maintained in good condition by the Developer. (P) (CPC) 15. Park Access. As determined by the Parks and Recreation Department, prior to the issuance of the first building permit, the applicant shall construct an additional eight foot (8 ) wide pedestrian/bike trail from the northern boundary line extending approximately 520 linear feet to the gravel road behind the Monacan High School baseball fields as shown on Exhibit A. The path shall be 2 SM-9.5 asphalt and over 4 21-B stone, with any modifications approved by the Parks and Recreation Department. (P and P&R) (CPC) 16. Access Easement. Prior to any site plan approval or within ninety (90) days of a request by the Planning Department, an access easement, acceptable to the Planning Department, shall be recorded from the Main Access on Lucks Lane to the adjacent property identified as Tax ID , as shown on Exhibit A. (P) 24 15SN EPT15-CPC-RPT

25 ATTACHMENT 2 TEXTUAL STATEMENT Revised September 4, 2015 and September 15, 2015 I. Uses. Permitted uses shall include the following: 1. Multi-family residential dwelling units 2. Nursing, convalescent and group care facility use 3. Private School provided that: i. Educational lectures/classes shall be permitted for residents incidental to the group care facility use ii. Educational lectures/classes shall be permitted for guests only in conjunction with the lectures/classes offered for residents iii. A maximum of 1,250 square feet in the multi-story multi-family residential building shall be used for educational lectures/classes. II. Density. Multi-family residential dwelling units and group care facility units/beds shall be permitted as generally shown on Exhibit A and as outlined below. The number and location of the various unit and bed types shall be identified on all approved plans: A. A maximum of 112 multi-family residential dwelling units as follows: 1. Independent Living Units. Maximum of 56 dwelling units (26 patio-style dwelling units on the eastern portion of the development and a maximum of 30 dwelling units within the multi-story building on the western portion of the development) 2. Assisted Living Units. Maximum of 56 dwelling units within the multi-story building. These assisted living units will be individual dwelling units. There shall be no units with more than two (2) bedrooms. 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. Three meals a day 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 84 group care facility units/beds as follows: 1. Assisted Living Beds. Maximum of 60 beds within the multi-story building located on the western portion of the property. 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 SN EPT15-CPC-RPT

26 2. Memory Care Beds. Maximum of 24 beds within the multi-story building on the western portion of the property. Residents of these units need care in excess of room and board, including medical, nursing, convalescent or chronic care. Furthermore, these units will be licensed as Assisted Living Units by the Virginia Department of Social Services. III. Development Standards. Development shall comply with the requirements of the Zoning Ordinance for Residential Multi-Family (R-MF) Districts except as follows: A. Four (4) or less attached units: i. Setbacks from roads and property lines. All structures shall be set back a minimum of eight (8) feet from interior private driveways providing access exclusively to parking areas and fifteen (15) feet from all other driveways. There shall be no required setback for structures from any parking space. ii. Distance between buildings. The minimum distance between buildings shall be fifteen (15) feet. iii. Driveways and Parking Areas. All roads, driveways and parking areas shall have concrete curbs and gutters except those driveways that provide access exclusively to parking areas serving individual units. iv. Individual Lot Driveways, Parking Areas and Walkways. Individual driveways and parking areas shall be hardscaped with asphalt, concrete, or pavers. The exact design and treatment shall be approved at the time of site plan review. (P) v. Front Loaded Garages. The number of units with front loaded garages shall be generally as shown in Exhibit A. So as to minimize the visual impact of garage doors facing the streets, garage doors shall setback a minimum of 10 feet from the front façade. At the time of site plan review, plans depicting these requirements shall be submitted for review and approval. vi. Height. Units shall be limited to one story and 26 feet in height. B. More than four (4) attached units: i. Dwelling units. There shall be no limit to the number of dwelling units permitted on one floor level of a building. (P) ii. Setbacks from roads and property lines. All structures shall be set back a minimum of 15 feet from interior private driveways. If the structure is 30 feet or more in height, the setback may be reduced to 15 feet where adjacent to a fire lane. Structures shall be set back at least 15 feet from any parking space. All structures shall be set back a minimum of 50 feet from all property lines, unless adjacent to another multifamily residential district, in which case a minimum setback of 30 feet shall be maintained. All perimeter yards shall be planted or retain existing vegetation to meet the requirements of Perimeter landscaping C. Apartment buildings constructed along an adjacent or internal public road shall front that road SN EPT15-CPC-RPT

27 C. All units: i. Emergency Access. In lieu of a second public access, an emergency access shall be provided from Lucks Lane to the site prior to occupancy of more than fifty (50) units. The location of this emergency access shall be reviewed and approved by the Transportation and Fire Departments. The design and maintenance requirements of this emergency access shall be reviewed and approved by the Fire Department in conjunction with site plan approval. (F & T) ii. Focal Point. A minimum of 0.75 acres of open space/passive recreation area exclusive of water facilities shall be provided generally in the area shown on Exhibit A to provide a focal point. Part of the area shall be hardscaped with asphalt, concrete, or pavers, and have benches and other amenities that accommodate and facilitate gatherings. The focal point shall be developed prior to an issuance of the first certificate of occupancy. The exact design and location shall be approved by the Planning Department at the time of site plan review. (P) iii. Outdoor Recreation Area. Outdoor recreational shall be provided in the form of passive recreation consisting of walking trails throughout the development. (P) 27 15SN EPT15-CPC-RPT

28 EXHIBIT A ZONING MASTER PLAN Dated August 31, 2015 ATTACHMENT SN EPT15-CPC-RPT

29 EXHIBIT B ELEVATIONS Multi-Story Building ATTACHMENT SN EPT15-CPC-RPT

30 EXHIBIT C ELEVATIONS Multi-Story Building ATTACHMENT SN EPT15-CPC-RPT

31 ATTACHMENT 6 EXHIBIT D ELEVATIONS Side Elevation (Various Façade Treatments) Buildings With 4 or Fewer Attached Units 31 15SN EPT15-CPC-RPT

32 32 15SN EPT15-CPC-RPT

33 33 15SN EPT15-CPC-RPT

34 34 15SN EPT15-CPC-RPT

35 ATTACHMENT 7 EXHIBIT E ELEVATIONS Front Elevation Buildings with 4 or Fewer Attached Units 35 15SN EPT15-CPC-RPT

36 Membership Functional Capacity % Capacity Membership Functional Capacity % Capacity Membership Functional Capacity % Capacity SUPPLEMENTAL PUBLIC FACILITIES STATISTICS ATTACHMENT 8 Capacity Categories Schools Currently Serving Area Gordon Elementary School Midlothian Middle School Monacan High School Current and Projected Figures 2 Trailers Number of Trailers Trailers are not identified in the staff report for schools under 90% capacity. 2 Disclaimer: Please note that Projected Membership AND Functional Capacity are updated on an ANNUAL BASIS. They are based on the September 30 membership and Space Utilization Study Report for a given year. School boundary adjustments may be made to address over capacity levels. Nearby Public Facilities Fire Station Courthouse Fire Station, Company Number 20 EMS Facility Courthouse Fire Station, Company Number 20 Library Midlothian Library or new North Courthouse Road Library Parks & Recreation Rockwood Park, Mid-Lothian Mines Park 36 15SN EPT15-CPC-RPT