CASE NUMBER: 16SN0581 APPLICANT: Pocoshock Green Development, LLC

Transcription

1 CASE NUMBER: 16SN0581 APPLICANT: Pocoshock Green Development, LLC STAFF S ANALYSIS AND RECOMMENDATION Planning Commission (CPC) Public Hearing Date: APRIL 19, 2016 CPC Time Remaining: 100 DAYS Applicant s Agent: JENNIFER D. MULLEN ( ) Applicant s Contact: MITCHELL BODE ( ) Planning Department Case Manager: RYAN RAMSEY ( ) APPLICANT S REQUEST CHESTERFIELD COUNTY, VIRGINIA Magisterial District: CLOVER HILL & MIDLOTHIAN 7681 Elkhardt Road Rezoning from Residential Townhouse (R-TH) to Residential Townhouse (R-TH) plus conditional use planned development to permit exceptions to ordinance requirements. A 128 unit age-restricted townhouse development is planned, yielding a density of 3.8 dwelling units per acre. Exceptions to buffer widths and recreational facilities (community building) are requested. Further relief is requested to the Residential Subdivision Connectivity Policy to eliminate potential road connections to adjacent subdivision development. Notes: A. Conditions may be imposed or the property owner may proffer conditions. B. Proffered conditions, Textual Statement, conceptual development plans, and conceptual elevations are located in Attachments 1-5. RECOMMENDATION RECOMMEND DENIAL STAFF Fails to fully address development impacts Appropriate active recreational facilities for residents (i.e. community building) not provided High-quality architectural elements, building variation and materials, as well as buffer enhancements, not offered Providing a FIRST CHOICE community through excellence in public service

2 Department PLANNING BUDGET AND MANAGEMENT SUMMARY OF IDENTIFIED ISSUES Issue Lack of a community building would not provide appropriate recreational facilities that are typical to a development of this size and character. Elements that would enhance architectural variation and quality, and reduce the impact of the garages on the streetscape have not been offered. Examples include carriagestyle garage windows, 30-year dimensional roof shingles, functional front porches, and variation in townhouse building styles. Buffer reductions adjacent to existing and anticipated single family detached residential uses would not be supplemented to provide adequate separation between different housing types. Fails to address the capital facility impacts for units constructed as age-restricted dwellings in accordance with Board s Cash Proffer Policy Deviation from current Cash Proffer Policy regarding escalation of the Marshall and Swift Building Cost Index FIRE - PARKS AND RECREATION - LIBRARIES - SCHOOLS Fails to address the capital facility impacts for units constructed as agerestricted dwellings on school facilities in accordance with Board s Cash Proffer Policy CDOT - VDOT - UTILITIES - ENVIRONMENTAL ENGINEERING REVITALIZATION - Located within a revitalization area, proposed building materials and repetition would not represent a substantial improvement above that of existing area development. 2 16SN APR19-CPC-RPT

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4 Map 2: Comprehensive Plan (The Eastern Midlothian Plan) Classification: RESIDENTIAL The designation suggests the property is appropriate for 2.51 to 4.0 dwellings per acre. Map 3: Surrounding Land Uses & Development Single-family Residential Use Elkhardt Road Single-family Residential Use (Surreywood North) Single-family Residential Use (Amber Heights) Pocoshock Boulevard 4 16SN APR19-CPC-RPT

5 ZONING HISTORY PLANNING Staff Contact: Ryan Ramsey ( ) Case Number BOS Action Request 05SN0188 Approved (07/27/2005) Rezoning from A & R-7 to R-TH of 32.9 acres with Conditional Use Planned Development to permit exceptions to Ordinance requirements. A development consisting of 128 detached age-restricted dwelling units was planned. Neo-traditional cluster style development with sidewalks, street trees, open spaces, rear-loaded garages and alleys Architectural proffers include building materials and minimum dwelling size Supporting recreational uses to include a clubhouse Waiver to street connectivity requirements (Lily Drive and Cheltenham Drive) PROPOSAL A 128 unit residential age-restricted townhouse development is planned. The applicant has proffered design requirements and passive recreational facilities in conjunction with residential townhouse development. The following chart provides an overview of the proffered conditions offered by the applicant: Requirements Master Plan Density Age-Restriction General Overview Details The Textual Statement serves as the Master Plan and outlines exceptions to permit modified R-TH standards Exhibit A Concept Plan o Layout of development to generally conform to Concept Plan Exhibit B Conceptual Architectural Elevations Proffered Conditions 1 & 9 Maximum of 128 Dwelling Units Proffered Condition 6 Restricted to Housing for Older Persons Prohibits occupants under the age of 19 Precludes play equipment for children Proffered Conditions 2 & SN APR19-CPC-RPT

6 Requirements Architecture & Building Materials Dwelling Size Driveways Recreational Uses for Community Amenity Area Sidewalks, Street Trees, Buffers and Yard Landscaping Maintenance of On-Site Improvements (Restrictive Covenants) General Overview (Continued) Details Building materials include: Brick, stone, hardiplank and higher-quality vinyl siding (minimum wall thickness of and a style that is shake, Dutch lap, beaded or clapboard) Brick or stone foundations No cantilevering of architectural features or chimneys Brick or stone chimneys 1-car garage for each dwelling Roof material with a 25-year warranty Proffered Conditions 8, 10-13, Attachment 4 Minimum dwelling size of 1,850 square feet Proffered Condition 7 Asphalt or concrete driveways with one treatment selected for the development Proffered Condition 15 Passive recreation facilities consisting of pavilion, raised garden area (with storage shed), lawn area and benches in Community Amenity Area Proffered Condition 16 Sidewalks and street trees along all internal public roads Buffers Recorded in open space 35 buffer along Pocoshock Boulevard with opaque fence o Shadow-box or picket fence Front, corner side and side yards to be sodded and irrigated Proffered Conditions 13, 17, 18 and 20 Attachments 3 and 5 Site improvements to be properly maintained and repaired: Dwelling exteriors, landscaping, fence and improvements constructed in the Community Amenity Area County will only insure the recordation of covenants and is not responsible for enforcement, once recorded, they can be changed. Proffered Condition SN APR19-CPC-RPT

7 DEVELOPMENT EXCEPTIONS Townhouse uses will be developed in accordance with the Residential Townhouse (R-TH) District development standards, with the exception of buffers and recreational provisions as detailed below: R-TH Development Exceptions (Textual Statement) Community Building & Active Recreation Facilities Buffers, (Adjacent to Residential Zoning & Vacant Agricultural Zoning Designated on Plan for Residential Use) Development Standards Overview Zoning Ordinance Requirement Required 50 Proposed No Community Building Active recreational uses, such as a pool and/or playfields is not guaranteed Textual Statement, Item 1 50, with various locations reduced to 10, 15, 25 and 40 Textual Statement, Item 2 Attachment 5 COMMUNITY BUILDING & ACTIVE RECREATION FACILTIES To balance the reduced lot sizes within townhouse developments, the Ordinance requires provisions for open space and recreational amenities. Recreational areas must include a community building, as well as active and passive recreation facilities. A community building serves as a focal point for residents to congregate in an all-weather facility for activities and typically contains, at a minimum, a meeting room, office, and bathroom. Larger community buildings may also contain gyms, kitchens and dining areas for residents. The applicant s request would delete the requirement to construct a community building as well as provide no guarantee that active recreation facilities, such as a pool or playfield (i.e. tennis court) would be built. Consequently, the only amenities proposed to facilitate community gathering space are a pavilion, benches along trails, and community gardens. Each of these facilities lacks the benefit of being an all-weather facility used year-round by the community s residents. BUFFERS Buffers provide transition and enhance visual separation between differing residential types. While reduced buffers are proposed adjacent to neighboring residential development, no additional enhancements beyond minimum Ordinance landscaping, such as screening (fencing) or supplemental landscaping, have been offered. Consequently, adequate separation and visual transition between the proposed attached, and the adjacent detached, single family dwelling types has not been achieved. It should be noted that the applicant has also offered a wooden shadow box fence or vinyl picket fence along the thirty-five (35) buffer on Pocoshock Boulevard (Proffered 7 16SN APR19-CPC-RPT

8 Condition 18, Attachment 3). To reduce maintenance costs and increase durability, staff recommends that both fence options be constructed of vinyl material. ARCHITECTURE & BUILDING MATERIALS Within Residential Townhouse District, architecture for buildings should impart harmonious proportions and avoid monotonous facades or large bulky masses; and provide architectural variety while maintaining an overall cohesive residential character. Conceptual elevations offered by the applicant provide the option for a Craftsman or Colonial-style townhouse building, with a one or two-car front-loaded garage (Attachment 4). To provide some variation in design, the applicant has offered an alternative elevation (Elevation 2) of each style that includes dormer windows on one (1) unit of the front elevation. As proffered, a minimum of twenty-five (25) percent of the townhomes must be constructed per the alternative elevation. These elevations detail expansive garage doors and small entry stoops, whereby garages become the predominant feature on the front facade. Incorporation of functional front porches (with adequate width and depth) and carriage-style garage door windows; use of thirty (30) year dimensional shingle roofs and removal of Dutch lap siding as a permitted building material; and a higher guaranteed percentage of the alternative elevation (Elevation 2) would enhance the front façades with architectural interest and high-quality building materials, and promote architectural diversity along the streetscape. As proffered, staff is unable to support this architectural treatment. WAIVER TO CONNECTIVITY The applicant has proffered to prohibit street connections to the Amber Heights and Forestdale Subdivisions (Proffered Condition 21). Currently two streets, Cheltenham Drive and Lily Drive, stub into the eastern portion of the request properties. In Case 05SN0188, the Board approved a waiver of connectivity to Cheltenham Drive and Lily Drive on the basis of drainage and topography concerns. Staff noted that the higher elevation of the request property and existing drainage issues on Chevelle Drive would be exacerbated if these street connections were made. Adjoining property owners supported and continue to support a waiver to connectivity for these street connections. 8 16SN APR19-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. On July 27, 2005, the Board of Supervisors approved zoning case 05SN0188 to rezone the requested property from Agricultural (A) and Residential (R-7) to Residential Townhouse (R-TH) with Conditional Use Planned Development, with a density of approximately 128 dwelling units. A condition was approved to limit dwelling units to be restricted to housing for older persons. At the time the calculated fiscal impact was $6,017 per dwelling unit; the case was approved with the maximum cash proffer of $5,991 per unit. The current amount for that cash proffer has escalated to $9,542 per unit. In this case, the applicant is requesting to rezone the property from Residential Townhouse (R- TH) to Residential Townhouse (R-TH). The applicant has proffered a maximum density of 128 dwelling units, as well as a condition for all dwelling units to be restricted to housing for older persons. To address the impact of this development on capital facilities, the applicant has proffered $11,152 per dwelling unit, to be allocated among all categories except schools. Under the Board s cash proffer policy, an applicant s cash proffer amount would remain unchanged for a period of four years after which they would be escalated by the cumulative change in the Marshall and Swift Building Cost Index, a provision recently adopted by the Board of Supervisors. However, the applicant has requested the total payment, inclusive of the Marshall and Swift adjustment, would not exceed the amount of the maximum cash proffer policy in effect at the time of payment, less the schools category. This request to constrain the payment amount due to inflation deviates from the cash proffer policy regarding the Marshall and Swift Building Cost Index adjustment. The applicant s cash proffer of $11,152 per unit negatively impacts the county s ability to provide adequate school facilities more so than the other capital facility categories as indicated in the table below. Consequently, the County s ability to provide adequate facilities to its citizens will be adversely impacted. Additionally, staff does not support the proffered condition limiting the Marshall and Swift Building Cost Index escalation at or below the maximum cash proffer. Doing so would prevent the county from collecting payments in an amount two to four percent higher per year than the proposed proffered amounts, thereby limiting the ability to address capital facility needs. 9 16SN APR19-CPC-RPT

10 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. Per Dwelling Unit Impact on Capital Facilities 128 Potential Units Facility Categories FY16 Calculated Impact Current BOS Maximum Applicant Proposal Variance from Maximum Schools $9,648 $7,814 $0 ($7,814) Parks $1,347 $1,091 $1,091 $0 Libraries $318 $258 $258 $0 Fire Stations $861 $697 $697 $0 Roads $11,244 $9,106 $9,106 $0 Total $23,418 $18,966 $11,152 ($7,814) Overall Impact on Capital Facilities Schools $1,234,944 $1,000,192 $0 ($1,000,192) Parks $172,416 $139,648 $139,648 $0 Libraries $40,704 $33,024 $33,024 $0 Fire Stations $110,208 $89,216 $89,216 $0 Roads $1,439,232 $1,165,568 $1,165,568 $0 Total $2,997,504 $2,427,648 $1,427,456 ($1,000,192) *Based on a proffered maximum of 128 units. Actual number of units, occupancy types and corresponding impact may vary SN APR19-CPC-RPT

11 PUBLIC FACILITIES FIRE SERVICE Staff Contact: Anthony Batten ( ) 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 Offered in Accordance with Policy Impacts 1 Proffered Condition 5 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 SN APR19-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 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 Applicant s Proposal to Address Impacts 1 Offered in Accordance with Policy Proffered Condition 5 1 The financial impact of residential development on parks facilities is addressed in the Financial Impact on Capital Facilities section of the report SN APR19-CPC-RPT

13 LIBRARIES Staff Contact: Jennifer Stevens ( ) 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 2011 County Level of Service 0.45 square feet of library space per person Standard Level of Service 0.82 square feet of library space per person Applicant s Proposal to Offered in Accordance with Policy Address Impacts 1 Proffered Condition 5 1 The financial impact of residential development on library facilities is addressed in the Financial Impact on Capital Facilities section of the report SN APR19-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 27 Middle 14 High 20 Total 61 Not fully offered in accordance with Policy Proffered Condition 5 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 128 age-restricted dwelling units are proposed, based on the cash proffer methodology this development would yield 61 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 schools to their capacity and therefore impact the capacity of facilities division-wide. The approved School Board Capital Improvement Program (CIP) plan for FY2016-FY2022 includes the construction of a new elementary school in the Midlothian area and revitalization or replacement of ten existing schools. These ten facilities 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. Additional information on the CIP can be found in the financial section of the CCPS Adopted Budget for FY SN APR19-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 Dedications 35 feet from the centerlines of Pocoshock Boulevard and Elkhardt Road. Vehicular Access Control Access to Pocoshock Boulevard limited to two (2) public roads. No direct access to Elkhardt Road. Applicant s Proposal Offered as Recommended. Proffered Condition 19 Offered as Recommended. Proffered Condition 21 Vehicular Access Control No direct access to Lilly Drive or to Cheltenham Drive. Offered to address neighbor concerns. Proffered Condition 21 Road Improvements Additional pavement along Pocoshock Boulevard at each access to provide right turn lane tappers. Shoulder widening along the east side and asphalt overlay the full width of Pocoshock Boulevard for the entire property frontage. An asphalt sidewalk along the east side of Pocoshock Boulevard for the entire property frontage. Handicap ramps in the southeast and southwest corners of the Pocoshock Boulevard/Elkhart Road intersection and associated painted crosswalk. Cash Proffer Policy Offered as Recommended. Proffered Condition 20 Reference Financial Impact on Capital Facilities Section. Proffered Condition SN APR19-CPC-RPT

16 VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Brian Lokker ( ) VDOT Land Use Regulations Traffic Impact Analysis (24VAC30-155) - Access Management (24VAC30-73) - Subdivision Street Acceptance (24VAC30-91/92) - Land Use Permit (24VAC30-151) - Summary Department acceptance of the proposed connections to Pocoshock Blvd, of the proffered right-of-way improvements and of the internal roadways (as depicted on the Conceptual Plan, Exhibit A dated 3/14/16) for maintenance is subject to roadway design and construction in accordance with Department standards. VDOT will evaluate compliance through the Chesterfield County subdivision review process SN APR19-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 12, 8 & 6 Yes Wastewater No 8 Yes Map 5: Existing Water & Wastewater Systems 17 16SN APR19-CPC-RPT

18 Additional Information: The proposed request will not impact the public water and wastewater systems. ENVIRONMENTAL Drainage, Erosion and Water Quality Staff Contact: Rebeccah Ward ( ) Issue Geography Drainage Stormwater Discussion/Conditions Located within the Falling Creek watershed. Property drains east through the Amber Heights subdivision, then through tributaries to the Foresetdale subdivision and under Turner Road to Pocoshock Creek. Culverts under Chevelle Drive and the drainage ditches leading to the culverts from the property are inadequate. Development will require onsite retention/detention to prevent downstream flooding. Drainage system shall be designed in a manner that water shall be retained onsite and released at such a rate that: a. the manmade conveyance channels to Chevelle Drive are capable of containing a 10-year storm; b. the existing culverts beneath Chevelle Drive shall function in compliance with the current VDOT criteria for culverts under secondary roads; c. the 100-year storm shall not come within twenty-five (25) feet of any existing home located along Chevelle Drive; and d. no impervious areas shall sheet flow through Amber Heights. Proffered Condition 4 REVITALIZATION Staff Contact: Carl Schlaudt ( ) schlaudtc@chesterfield.gov The subject site is located in the Eastern Midlothian Turnpike Special Focus and Gateway Revitalization Area, as denoted by Chapter 7 of the Comprehensive Plan, and the Providence Middle School revitalization area identified as part of the county s school-based revitalization efforts. The Revitalization Office supports development in revitalization areas that represents a substantial improvement above current conditions. This analysis examined the proposed 18 16SN APR19-CPC-RPT

19 development and proffered conditions, with existing contiguous area development conditions in the Surreywood North, Amber Heights, Forestdale, and Elkhardt Heights subdivisions. The proposed development would generally exceed development standards of nearby development in terms of requirements for common area, paved driveways, garages, and sidewalks. The proposed development would generally equal the development standards of nearby development in terms of requirements for chimneys, foundation materials, landscaping, and street trees. The proposed development would generally not equal the development standards of nearby development in terms building repetition and building siding. Proffered condition 1.b requires use of two building styles, but does not regulate building repetition. As a result, the development may incorporate repetitious building design of adjacent units, whereas the surrounding area exhibits a variety of architectural styles without adjacent repetition. Proffered condition 8 allows use of four different siding materials, including vinyl siding. While surrounding development includes a variety of siding materials (predominately brick and lapstyle siding of various composition), many contiguous housing units are brick. As proffered, the proposed zoning request would not result in substantial improvement above current area conditions. Therefore, the Revitalization Office cannot support the proposal as presented SN APR19-CPC-RPT

20 CASE HISTORY Applicant Submittals 12/7/15 Application, proffered conditions textual statement and conceptual drawings were submitted 3/14/16 Revised proffered conditions, textual statement and conceptual drawings were 4/5/16, 4/6/16, 4/7/16 & 4/12/16 submitted Revised proffered conditions, textual statement and/or conceptual drawings were submitted Community Meeting 2/18/16 Issues Discussed: House sizes and pricing Treatment of landscaping and buffer along Pocoshock Boulevard Maintenance of open space and requirement for homeowners association Location of public sewer extension to service development Existing stormwater issues and impacts from the development on adjacent properties Planned transportation improvements for Pocoshock Boulevard Traffic impacts on adjoining streets in Surreywood 20 16SN APR19-CPC-RPT

21 ATTACHMENT 1 PROFFERED CONDITIONS The Owner-Applicant in this zoning case, pursuant to Section of the Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for itself and its successor or assigns, proffers that the development of the property (the Property ) will be developed as set forth below; however, in the event the request is denied or approved with conditions not agreed to by the Owner-Applicant, these proffers shall be immediately null and void and of no further force or effect. The Applicant hereby proffers the following conditions: 1. Master Plan. The textual statement dated April 12, 2016 and the following exhibits, each of which is made a part of these proffers by this reference thereto, shall be considered the Master Plan. a. Exhibit A Sheets Pg. 1, Pg. 2, and Pg.3 on the site plan entitled Schematic Master Plan, Pocoshock Green Townhouse Community, Chesterfield County, Midlothian District, prepared by Stewart HG, and dated April 5, b. Exhibit B Elevations entitled Colonial Front Elevation, Colonial Rear Elevation, Craftsman Front Elevation, and Craftsman Rear Elevation, prepared by Housing Design Matters, and dated November 13, 2015 ( Elevation 1 ), and alternative elevations entitled Colonial Front Elevation, Colonial Rear Elevation, Craftsman Front Elevation, and Craftsman Rear Elevation, prepared by Housing Design Matters, dated March 7, 2016 ( Elevation 2 ). The development shall include at least twenty-five (25%) percent of the buildings being either Colonial or Craftsman style from Elevation 2. (P) 2. Age Restriction. Except as otherwise prohibited by the Virginia Fair Housing Law, the Federal Fair Housing Act, and such other applicable federal, state or local legal requirements, all dwelling units shall be restricted to housing for older persons as defined in the Virginia Fair Housing Law and no persons under 19 years of age shall reside therein. (P) 3. Restrictive Covenants. Restrictive covenants shall be recorded, and a homeowners association established for the enforcement of such covenants, to limit the use and occupancy of the dwellings as specified herein, and to provide for the maintenance of the dwelling exteriors, landscaping, fence and improvements constructed in the Community Amenity Area, as more particularly described within such restrictive covenants. Restrictive covenants on the Property shall be recorded prior to the issuance of any certificate of occupancy. (P) 21 16SN APR19-CPC-RPT

22 4. Drainage. The drainage system shall be designed in a manner that water shall be retained onsite and released at such a rate that: a. the manmade conveyance channels to Chevelle Drive are capable of containing a 10-year storm; b. the existing culverts beneath Chevelle Drive shall function in compliance with the current Virginia Department of Transportation (VDOT) criteria for culverts under secondary roads; c. the 100-year storm shall not come within twenty-five (25) feet of any existing home located along Chevelle Drive; and d. no impervious areas shall sheet flow through Amber Heights. (EE) 5. Impacts. For each dwelling unit, 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 service district for the property, unless state law prevents enforcement of that timing: a. $11,152 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, except that such payment, or adjustment as provided in (b) and (c) below, shall not exceed the amount of the maximum cash proffer (less the portion of the calculation attributable to schools) in the cash proffer policy in effect at the time of payment. b. 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, except that the total amount shall not exceed the amount of the maximum cash proffer less the portion of the calculation attributable to schools) in the cash proffer policy in effect at the time of payment. c. Cash proffer payments shall be spent for the purposes proffered or as otherwise permitted by law. (BM) 6. Density. The maximum number of dwelling units shall be 128. (P) 7. Dwelling Size. The dwelling units shall have a minimum gross floor area of 1,850 square feet. (P) 22 16SN APR19-CPC-RPT

23 8. Architectural Treatment. The architectural treatment of and exterior materials for the buildings on the Property shall be compatible and consistent with the elevations identified as Exhibit B, with the following provisions: a. Exterior building materials shall consist of brick, stone, hardiplank or vinyl siding. Any vinyl siding shall have a minimum wall thickness of and shall be of a style that is shake, dutch lap, beaded or clapboard. b. Roof materials shall have a minimum of a twenty-five (25) year warranty. 9. Concept Plan Requirements. The site shall be designed as generally depicted on the Concept Plan (Exhibit A); provided, however the exact location of the dwellings, streets, Community Amenity Area and other improvements may be modified provided that the general intent of the Concept Plan is maintained. (P) 10. Foundations. The exposed exterior portions of any exterior dwelling foundation below the first floor level shall be constructed of brick or stone. (P) 11. Chimneys. No chimneys or gas vents shall be cantilevered. The exposed portions of all fireplace chimneys shall be of brick or stone. This proffer shall not apply to direct vent gas fireplaces or appliances. (P) 12. Garages. All dwellings shall have a minimum of a one (1) car garage with minimum clearspace inside of ten (10) X eighteen (18) feet. (P) 13. Cantilevering. No architectural features shall be cantilevered. (P) 14. Yards. All front, corner and side yards of each dwelling unit shall be sodded and irrigated. (P) 15. Driveways. All driveways shall be asphalt or concrete. One (1) treatment shall be selected for driveways within the development. (P) 16. Common Area. The area(s) designed as Community Amenity Area on the on page 2 of the Conceptual Plan shall be designed to include pedestrian scale amenities, such as, but not limited to: decorative paving units; pavilion; gazebo; decorative pedestrian-style lighting; benches; landscaped areas; plantings; plazas; gathering areas; water feature; walking trails; garden area and other pedestrian elements, as generally shown on the Conceptual Plan. A pavilion, raised garden area (with storage shed), lawn area and benches shall be constructed within the Community Amenity Area. (P) 17. Restriction on Children s Play Facilities. The pedestrian scale amenities associated with any multifamily use shall not include playground equipment, play fields or other facilities primarily associated with children s play. (P) 23 16SN APR19-CPC-RPT

24 18. Buffers. All buffers shall be located within recorded open space. In addition to the landscaping requirements for the thirty-five (35) foot buffer along Pocoshock Boulevard, a wood shadow-box or vinyl picket fence shall be installed within the buffer. (P) 19. Street Trees. Street trees, consisting of deciduous trees, a minimum of two and one-half (2 ½ )inch caliper at the time of planting, a maximum of forty (40) feet on center, shall be planted along both sides of all public roads internal to the development. Spacing may be increased where there is a conflict with utilities, sightlines and/or driveways. (P) 20. Sidewalks and Trails. An internal system of sidewalks, trails, and crosswalks (where necessary), shall be constructed within the development in the locations generally shown on the Concept Plan (Exhibit A). Sidewalks shall be constructed on both sides of any local street, internal to the Property. (P) 21. Right of Way Dedication. The following right-of-way on the Property shall be dedicated, free and unrestricted, to Chesterfield County in conjunction with recordation of the initial subdivision plat, or within sixty (60) days from a written request by the Transportation Department, whichever comes first: a. Where the Property abuts both sides of Pocoshock Boulevard, thirty-five (35) feet of right-of-way on both sides of Pocoshock Boulevard measured from the centerline; b. Where the Property abuts only the east side of Pocoshock Boulevard, thirty-five (35) feet of right-of-way on the east side of Pocoshock Boulevard measured from the centerline; and c. Thirty-five (35) feet of right-of-way on the south side of Elkhardt Road measured from the centerline of that part of Elkhardt Road immediately adjacent to the Property frontage. (T) 22. Pocoshock Boulevard Improvements. Prior to the issuance of an occupancy permit, the following road improvements shall be completed, as determined by the Transportation Department: a. Improve the east side of Pocoshock Boulevard to provide a four (4 ) foot gravel (i.e., unpaved) shoulder for the entire Property frontage. b. Construction of additional pavement along Pocoshock Boulevard to provide a right turn lane taper at each approved access. c. Overlay the full width of Pocoshock Boulevard with one and one-half (1.5 ) inches of compacted bituminous asphalt concrete, with modifications approved by the 24 16SN APR19-CPC-RPT

25 Transportation Department. [Note: Milling up to one and one-half (1.5 ) inches may be required, to the extent determined to be necessary by VDOT, prior to overlaying the road.] d. Construction of a five (5 ) foot wide asphalt sidewalk along the east side of Pocoshock Boulevard for the entire Property frontage, with modifications approved by the Transportation Department. e. Construction of VDOT standard handicap ramps in the southeast and southwest corners of the Pocoshock Boulevard/Elkhart Road intersection, and associated painted crosswalk with modification approved by the Transportation Department. f. Dedication to Chesterfield County, free and unrestricted, of any additional right of way (or easements) required for the improvements identified above. (T) 23. Access. There shall be no direct vehicular access or road connection from the Property to Lilly Drive or to Cheltenham Drive. No direct vehicular access shall be provided from the Property to Elkhardt Road. Direct vehicular access from the Property to Pocoshock Boulevard shall be limited to two (2) public roads. The exact location of these accesses shall be approved by the Transportation Department. (T) 24. Stormwater Management/Best Management Practice (BMP) Basin. The stormwater management/bmp basin shall be designed with a hard surface sidewalk, path or trail around it. (EE) 25 16SN APR19-CPC-RPT

26 TEXTUAL STATEMENT April 12, 2016 ATTACHMENT 2 Pocoshock Green Development, LLC Case Number 16SN0581 Requested: Rezone 33.5 acres from R-TH to R-TH with CUPD. Specifically, the applicant requests the following exceptions to the Zoning Ordinance: Single-family attached dwellings (townhouses) shall be subject to the requirements of the Zoning Ordinance for the Residential Townhouse District (R-TH) Districts, except as follows: 1. Common Area. Within required common area, a minimum of 10% of the subdivision acreage, but in no case less than 1.5 acres, shall be provided for recreation facilities, including active recreation and passive recreation (the amenities described in Proffered Condition 15) as deemed appropriate during plan review. A community building shall not be required as a recreational amenity. Unless a phasing plan is approved through preliminary plat review, construction shall be completed prior to issuance of building permits for individual townhouse units. An approved phasing plan may include limitations on the issuance of building permits for individual townhouse units. 2. Buffers between Different Zoning Districts. Buffers shall conform to the provisions of the Zoning Ordinance, with the following exceptions as more particularly shown on that certain site plan, prepared by Timmons Group, dated October 16, 2015, last revised March 14, 2016, entitled Pocoshock Green, Cloverhill District, Chesterfield County, Virginia, Conceptual Plan- Pocoshock Green, known as Exhibit C: a. Buffers adjacent to the R-7 district properties to the east at the northern portion along the rear portion of Lot 16, where a variable width buffer from 25 to 50 is provided; b. Buffers adjacent to the R-7 district properties at the southern portion of the property along the rear lot lines of lots , where a 15 buffer is provided. c. Buffers adjacent to the R-7 district properties at the southern portion of the property along the side lot lines of lots 110 and 110, where a 40 buffer is provided SN APR19-CPC-RPT

27 CONCEPTUAL PLAN, EXHIBIT A PAGE 1 ATTACHMENT SN APR19-CPC-RPT

28 CONCEPTUAL PLAN, EXHIBIT A PAGE 2 ATTACHMENT SN APR19-CPC-RPT

29 CONCEPTUAL PLAN, EXHIBIT A PAGE 3 ATTACHMENT SN APR19-CPC-RPT

30 CONCEPTUAL ELEVATIONS, EXHIBIT B PAGE 1 ATTACHMENT SN APR19-CPC-RPT

31 CONCEPTUAL ELEVATIONS, EXHIBIT B PAGE 2 ATTACHMENT SN APR19-CPC-RPT

32 CONCEPTUAL ELEVATIONS, EXHIBIT B PAGE 3 ATTACHMENT SN APR19-CPC-RPT

33 CONCEPTUAL ELEVATIONS, EXHIBIT B PAGE 4 ATTACHMENT SN APR19-CPC-RPT

34 ATTACHMENT 4 CONCEPTUAL ALTERNATIVE ELEVATIONS, EXHIBIT B PAGE SN APR19-CPC-RPT

35 ATTACHMENT 4 CONCEPTUAL ALTERNATIVE ELEVATIONS, EXHIBIT B PAGE SN APR19-CPC-RPT

36 ATTACHMENT 4 CONCEPTUAL ALTERNATIVE ELEVATIONS, EXHIBIT B PAGE SN APR19-CPC-RPT

37 ATTACHMENT 4 CONCEPTUAL ALTERNATIVE ELEVATIONS, EXHIBIT B PAGE SN APR19-CPC-RPT

38 CONCEPTUAL PLAN FOR BUFFERS, EXHIBIT C ATTACHMENT 5 Buffer Reduction Areas 38 16SN APR19-CPC-RPT