REZ2020-00015 Page 1

REZ2020-00015 Godsey Properties, Inc Staff Report for Board of Supervisors Public Hearing Amended July 30, 2020

This report is prepared by the Henrico County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. I. PUBLIC HEARINGS: Planning Commission: Board of Supervisors:

May 14, 2020 June 11, 2020 July 9, 2020 August 11, 2020

Deferred at applicant’s request Deferred at applicant’s request Recommended for approval Pending

II. IDENTIFICATION AND LOCATIONAL INFORMATION: Requested Zoning: B-2C Business District (Conditional) – 12.946 acres;

RTHC Residential Townhouse District (Conditional) – 68.567 acres; R-5AC General Residence District (Conditional) – 16.319 acres

Existing Zoning: A-1 Agricultural District, B-2C Business District (Conditional); R-5AC

General Residence District (Conditional); RTHC Residential Townhouse District (Conditional) *Note: Subject site and all adjacent properties located in Airport Safety Overlay District

Acreage: 97.832 acres total site area

Location: Northeast and northwest intersection of E. Williamsburg Road (U.S. Route 60) and Dry Bridge Road

Magisterial District: Varina 2026 Comprehensive Plan Recommendation:

Commercial Concentration, Urban Residential (density between 3.4 and 6.8 units per acre), Suburban Residential 1 (density up to 2.4 units per acre), Office, and Environmental Protection Area

Parcel No: 834-713-8189, 834-714-7258, 834-714-9609, 836-713-7564, 837-

713-0631 and part of 834-714-5632 Zoning of Surrounding Property: North: A-1 Agricultural District, R-3 One Family Residence District;

B-3 Business District South: A-1 Agricultural District; B-3C Business District (Conditional) East: R-3 One-Family Residence District; RTH Residential

Townhouse District; M-1C Light Industrial District (Conditional); A-1 Agricultural District

West: B-2C Business Districts (Conditional), B-1C Business District (Conditional) A-1 Agricultural District; B-3 Business District

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III. SUMMARY OF STAFF REPORT COMMENTS: This is a request to conditionally rezone a total of 97.832 acres from A-1, B-2C, R-5AC, and RTHC to B-2C, R-5AC, and RTHC to allow a mixed-use community comprised of townhomes, detached homes on zero lot lines, and commercial area in the vicinity of Dry Bridge Road and E. Williamsburg Road. A large portion of the site, east of Dry Bridge Road, was rezoned via REZ2018-00028, and this application would incorporate additional property, adding approximately 20 acres to the overall development. A maximum density of 396 residential units is proposed. The site, previously rezoned via REZ2018-00028, is predominantly vacant and bordered by E. Williamsburg Road, Old Williamsburg Road, Dry Bridge Road and Old Memorial Drive. This request would incorporate an additional parcel adjacent to Old Memorial Drive and add land west of Dry Bridge Road that contains several single-family dwellings. A portion of this additional land was previously rezoned B-2C via C-32C-04. The 2026 Comprehensive Plan reflects previous rezoning actions on the various properties, where large-scale retail and hotel developments were proposed, meaning the majority of the site is designated Commercial Concentration, with the remainder designated Office, Urban Residential, Suburban Residential 1, and Environmental Protection Area. This request is not entirely consistent with these land use recommendations; however, given the previous zoning approvals on the property and site’s location adjacent to a four-lane divided roadway and its close proximity to an interstate interchange, the proposed uses could be appropriate. In addition, the applicant’s proffers commit to providing transportation improvements as specified in an updated traffic impact analysis. Proffers providing various quality guarantees and protections for adjacent residents have also been provided. For these reasons, staff is supportive of this request. To allow for public involvement, the applicant set up a website and conducted a virtual community meeting on May 20th. The Planning Commission recommended approval of this request at their July 9, 2020 meeting. IV. LAND USE ANALYSIS AND IMPLICATIONS: This request includes properties on the west and east sides of Dry Bridge Road and adjacent to E. Williamsburg Road. The eastern portion is approximately 79 acres and is mostly wooded with rolling hills. A stream bisects the site, and associated floodplain and wetlands are located at the south center portion of the site, adjacent to E. Williamsburg Road. West of Dry Bridge Road the property contains four single-family dwellings but is otherwise wooded and undeveloped. As shown on the attached zoning map, surrounding parcels contain a variety of zoning districts and uses, including single-family residences, an automobile storage and auction facility, an office park, and undeveloped business and industrial property. A large portion of the subject site, east of Dry Bridge Road, was previously rezoned B-2C, RTHC, and R-5AC via REZ2018-00028. That request approved a small retail area, including a 24-hour convenience store (approved via PUP2018-0009), 230 townhouses, and 43 zero-lot-line detached dwellings. With this request, the applicant proposes to expand the number of townhomes by incorporating a parcel adjacent to Old Memorial Drive and rezoning a portion of the site previously proposed as a small commercial space and central gathering area to RTHC. The B-2 zoned area previously approved to accommodate two commercial pad sites would remain. These pad sites

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would be developed with the aforementioned restaurant with drive-thru and convenience store with fuel sales. While included in the rezoning request, the 16.32 acres proposed for R-5AC for 41 detached zero-lot-line dwellings approved with REZ2018-0028 will be the same, except for some changes to the proffers as noted below. West of Dry Bridge Road, the applicant proposes to largely retain the boundaries of a commercial area established via C-32C-04, but would substitute entirely new proffers for the future development. Additional areas are proposed for RTHC zoning and are shown with cross access through the commercial area on the concept plan. The applicant has indicated this commercial area is intended to replace the commercial center proposed east of Dry Bridge, as it is more visible from E. Williamsburg Road. The applicant has submitted a proffered pattern book for the development, which includes a conceptual site layout. The following sections provide an analysis of the overall development, as well as each proposed zoning district relative to the 2026 Comprehensive Plan, proposed uses, and the submitted proffers. Overall Development The proffered conceptual plan shows how the development would be integrated. The applicant has committed to features such as a pedestrian plan, which would detail pedestrian connections between the project areas at the time of plan of development. Other commitments regarding the overall development carry over the same proffers accepted with the previous rezoning case and provide for limitations on the hours of construction, underground utilities, protective covenants, and a commitment to rezone the floodplain area on the site to C-1 Conservation District. These proffers, in conjunction with the business and residential specific proffers detailed later in this report, should provide for level of quality and protection for adjacent residents consistent with the previous rezoning approval on the site.

B-2C Business District (Conditional) – 12.946 acres The site’s southern frontage along E. Williamsburg Road immediately east and west of Dry Bridge Road would be developed for retail uses. The concept plan shows access to both areas from Dry Bridge Road, with a convenience store and fast food restaurant located east of Dry Bridge and a larger commercial area to the west. Access would also be provided to E. Williamsburg Road west of Dry Bridge. In addition to the concept plan the applicant has addressed several other proffers relating to the B-2C portion of the property, including:

Prohibition on several potentially inappropriate uses, including hotels; Exterior materials, including but not limited to, decorative concrete block, pre-cast

concrete, stone, cast stone, brick, granite, stucco, and EIFS, consistent with the character images in Exhibit B;

Maximum height of 10 feet for detached signs; and, No more than one filling station would be permitted on the development. Buffer areas would be provided along major roadways, including E. Williamsburg Road.

Complementary fencing or walls would also be provided along E. Williamsburg Road in a manner determined during review of the plan of development to enhance the site’s presence as a gateway to Sandston.

The 2026 Comprehensive Plan recommends Commercial Concentration for the portion of the site east of Dry Bridge and Office for the portion to the west. Both areas are currently zoned B-2C. The proposed zoning and retail uses would be consistent with the Commercial Concentration

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designation, as well as the existing zoning. The uses proposed in the commercial portion of the development are currently permitted, including the 24-hour convenience store which was approved via PUP2018-00009. While commercial uses would be largely consistent with the Comprehensive Plan and could be beneficial to adjacent residents and the surrounding area, staff notes the application could be improved by incorporating additional property west of Dry Bridge Road. Specifically, property adjacent to the intersection of Whiteside and E. Williamsburg Roads and the residence located interior to the portion proposed for RTHC zoning should be included. Coordinated development along this portion of E. Williamsburg Road is encouraged due to its location at the eastern gateway to Sandston. RTHC Residential Townhouse District (Conditional) – 68.567 acres and R-5AC General Residence District (Conditional) – 16.319 acres The remainder of the site would be developed with residential uses. The area east of Dry Bridge Road would be similar to the development pattern proposed with REZ2018-00028, where a spine road would provide access to all development areas, and would traverse the site from west to east, connecting to Old Memorial Drive. This roadway would continue to provide access to a large area of townhouses, which would be located east of the stream bisecting the site. The biggest change from the previous conceptual layout is the increase in the number of townhouses west of the stream, adjacent to the planned convenience store and fast food restaurant. This area was rezoned B-2C and was to be developed as a small commercial area and village green. The concept plan now shows a ”focal point” or common area surrounded by townhouses in this area. Details in the pattern book indicate this focal point would be developed with a pavilion and performance gathering area. The applicant has incorporated an additional parcel adjacent to Old Memorial Drive, which would also be developed as townhouses. Overall, the number of townhouses to be developed would increase from 230 to 355. With the corresponding increase in acreage and inclusion of area west of Dry Bridge Road, the equivalent townhouse density would increase from 4.64 units per acre with the 2019 rezoning to 5.18 units per acre with this request. The remainder of the residential area would be a subdivision of 41 detached homes on zero lot lines. This portion of the site separates the Pine Heights neighborhood from Dry Bridge Road, where two access points would be located. The southern access would be shared with the adjacent townhouses, and the applicant has indicated roadways serving this area would be public, as would the spine road described above. This spine road would be landscaped with street trees spaced 35’ apart. Similar to REZ2018-00028, proffers submitted by the applicant for the residential area address both the zero lot line homes and townhouses. Conceptual images have been included in the pattern book. Other proffers include details regarding exterior materials, foundations, driveways, garages, sound suppression, and yard and street tree requirements. Sidewalk would also be required in front of all lots within the development, and the applicant has provided for enhanced buffers between the two residential areas and the adjacent neighborhood. The 2026 Comprehensive Plan recommends Commercial Concentration and Office for the majority of the areas proposed for RTHC, with a small area designated Suburban Residential 2 (up to 3.4 units per acre). The proposed townhouses are not fully consistent with these designations; however, with the reduction in demand for commercial space in this area of the County, anticipated reductions in traffic generation, and ability to accommodate impacts on other public facilities, the proposed use and townhouse density of 5.18 units per acre could be appropriate.

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With regards to the R-5AC portion of the development, the 2026 Comprehensive Plan recommends Urban Residential for the majority of this development area, with the remainder designated Commercial Concentration. Urban Residential areas are intended for residential uses with a density ranging from 3.4 to 6.8 units per acre. The proposed density within this 16.3-acre development area would be 2.51 units per acre, which is generally consistent with this designation, indicating the proposed use would be appropriate at this location. Staff notes proffers associated with the proposed detached dwellings are largely consistent with the most recent request, although the minimum square footage required has been reduced from 1600 to 1348 square feet. To address concerns regarding the reduction in minimum square footage raised during the Planning Commission’s public hearing, the applicant has provided additional proffer language that would require homes in the R-5A development area to average 1600 square feet. Summary The uses proposed by the applicant could be consistent with the goals of the 2026 Comprehensive Plan and recent land use decisions on the eastern portion of the property. In addition, it appears the increase in residential uses could be accommodated by existing public facilities, and the applicant has committed to providing transportation improvements consistent with the recommendations of the approved traffic impact analysis. The applicant has submitted proffers providing a number of quality guarantees consistent with past approvals on the property and with other recent developments in the county, and has provided additional language regarding minimum house size to address concerns raised by the Planning Commission. The proffers also provide a number of protections for adjacent residents, including enhanced buffers and fencing. For these reasons, staff is supportive of this request. The Planning Commission recommended approval of this request at their July 9, 2020 meeting. The applicant has created a website allowing the public to comment on their application, and held a virtual community meeting on May 20, 2020. Several comments were received through the website, all of which were generally positive, and minimal participation was noted for the virtual meeting. V. COMPREHENSIVE PLAN ANALYSIS: 2026 Comprehensive Plan Recommendation: The 2026 Comprehensive Plan recommends Commercial Concentration, Urban Residential, Office, Suburban Residential 2 and Environmental Protection Area for the subject site. While the proposed development is not fully consistent with each of these designations, as a whole staff believes this request could be consistent with the goals of the Comprehensive Plan because of the site’s underlying zoning and development trends in the area. Goals, Objectives and Policies: This request is most consistent with the following Goals, Objectives and Policies of the 2026 Comprehensive Plan:

Land Use and Community Character Objective 3: Encourage new growth and development that takes into account location and availability of infrastructure and services.

Land Use and Community Character Objective 9: Promote diverse housing types that meet the needs of a demographically diverse population.

Land Use and Community Character Objective 23: Encourage residential growth in areas where the physical conditions are conducive to development, i.e. soils, drainage, topography.

Residential Keystone Policy 7: Promote development at desities which can be supported by the natural site conditions, availability of public facilities and the transportation network.

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VI. PUBLIC SERVICE AND SITE CONSIDERATIONS: Major Thoroughfare and Transportation: A revision to the Traffic Impact Analysis report submitted in 2018 was received and reviewed by Traffic Engineering. The proposed turn lane improvements and proposed traffic signal outlined in the report are acceptable to Traffic Engineering. Drainage: All proposed improvements must comply with all applicable Public Works plan of development

requirements. The site must comply with applicable stormwater quality and quantity requirements. Traffic Engineering will determine if any right-of-way dedication or road improvements are

required along Dry Bridge Rd and Old Memorial Dr VDOT will determine if any road improvements are required along E. Williamsburg Rd. Based on information in the County’s GIS, there appears to be 100-year floodplain present on

the site. It appears there may be an SPA Stream and/or an RPA stream on the property. Based on GIS, Waters of the U.S. and/or hydric soils are present (indicating possible

wetlands). Corps of Engineers and DEQ permits may be required. No more than 50 residential lots are allowed upon a single access point. No more than 82 residential units are allowed upon a single access point.

Public Utilities Services: County water is located in Old Williamsburg Road. Also, County water is located in Whiteside Road Dry Bridge Commons has submitted plans for a 4,500 ft. sewer extension, that heads south of Williamsburg Road, to serve the area east of Dry Bridge Road. The County is currently reviewing these plans. An extension of approximately 1,700 ft. west, from the Dry Bridge Commons extension previously noted above, may serve the area west of Dry Bridge Road. Additionally, there is an existing sewer, in Whiteside Road. This sewer may serve a small portion of the area to the west of Dry Bridge Road. Currently, there is a private force main that crosses a portion of the southeastern corner of the site Schools: The plan allocates 41 Single Family residences and 373 Townhome units. The residence will be in the following attendance zones:

School Level

School Name

2020 Member-

ship Functional Capacity

Single Family Student

Yield Per 100 units

Total Single Family Yield

TH Student

Yield Per 100 Units

Total TH Yield

Total Student Yields*

Elementary Seven Pines 380 528 28.1 11.52 23.7 88.40 99.92 Middle Elko 1,070 1,238 16.9 6.93 12.4 46.25 53.18 High Varina 1,453 1,980 21.7 8.90 16.3 60.80 69.7

*At Buildout Student yield information is created using student yield data for similar developments. Varina District, per 100 single family units, yield 28.1 elementary students, 16.9 middle school students, and 21.7 high school students. Furthermore, Varina District, per 100 townhome units, yield 23.7 elementary students, 12.4 middle school students, and 16.3 high school students.

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Based on September 30, 2019 membership and capacity figures shown above, Seven Pines Elementary is currently at 72.0% of capacity. The analyses shown above indicates the proposed development would potentially yield a total of 99.92 elementary students. Seven Pines Elementary can accommodate the additional students. Elko Middle is currently at 86.4% of capacity. The analyses shown above indicates the proposed development would potentially yield 53.18 additional middle school students. This development along with other known new development in this area of the county can be accommodated by the zoned elementary and middle schools. Varina High is currently at 73.4% of capacity. The analyses shown above indicates the proposed development would potentially yield an additional 69.7 high school students. Over the next five years, membership/capacity ratios for Varina High are expected to stay under 85% of capacity. Varina High School can accommodate the additional students. Division of Police: The applicant is encouraged to contact and work with the Community Policing Unit within the Division of Police for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts as a plan of development is drafted to be submitted for review. Fire: Regarding Proffer 34, road widths and turning radii will need to meet the Virginia Statewide Fire Prevention Code requirements. This will be addressed during the POD Process. Libraries: This request falls within the service areas of the Sandston Branch Library and Varina Area Library. The Sandston facility was renovated in 2003 with added study rooms and a spacious meeting room. The Varina facility was part of the 2005 bond referendum. This facility, opened in June 2016, offers expanded meeting, study, and conference room space; digital media lab; enhanced children’s and teens’ space plus a drive-up pickup/drop off service. In addition, this facility is designed to be expandable from its present 40,000 sq. ft. to 60,000 sq. ft. to meet increased service demands. As these types of developments continue to be built and the population in the area continues to grow, the Sandston Branch Library and Varina Area Library will be able to meet the increased service demands. The Varina Area Library can easily be expanded and is projected to offer Sunday hours in the future as one way to meet the increased service demands. Recreation and Parks: No park or recreation facilities, historical, or archeological impact. The parcel falls within the Civil War area identified by the Virginia Department of Historic Resources as (043-5081) Fair Oaks and Seven Pines Battlefield and (043-0308) Savage Station Battlefield-for information only. Topography and Land Characteristics Adaptability: Other than the noted stream and associated floodplain and wetlands, there are no known topographical constraints affecting this request.

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var

ying

colo

rs o

f bric

k, b

rick

acce

nts,

vary

ing

colo

rs o

f sid

ing,

and

var

ying

win

dow

des

igns

.Ex

terio

r wal

ls of

all

dwel

ling

shal

l be

cons

truc

ted

with

bric

k,st

one,

dry

vit,

viny

l sid

ing,

har

dipl

ank

or a

n eq

uiva

lent

, aco

mbi

natio

n th

ereo

f or s

uch

othe

r mat

eria

ls ap

prov

ed b

y th

eDi

rect

or o

f Pla

nnin

g.Al

l trim

shal

l be

low

mai

nten

ance

mat

eria

l.Al

l fro

nt st

eps s

hall

be co

nstr

ucte

d of

bric

k, co

ncre

te o

r suc

hsim

ilar m

aint

enan

ce fr

ee m

ater

ial a

s app

rove

d by

the

Coun

ty.

Ther

e sh

all b

e no

mor

e th

an e

ight

(8) a

ttac

hed

tow

nhou

se u

nits

per b

uild

ing.

At le

ast 5

0% o

f the

sing

le-fa

mily

dw

ellin

gs sh

all h

ave

front

elev

atio

ns co

nstr

ucte

d w

ith a

min

imum

of 3

0% b

rick

or st

one.

All u

nits

shal

l hav

e 30

-yea

r dim

ensio

nal s

hing

les.

The

expo

sed

exte

rior p

ortio

ns o

f any

ext

erio

r res

iden

cefo

unda

tion

belo

w th

e fir

st-fl

oor l

evel

whi

ch is

visi

ble

abov

e gr

ade,

shal

l be

cons

truc

ted

of b

rick

or st

one

(inclu

ding

ven

eer).

All

hom

es sh

all b

e bu

ilt e

ither

(a) o

n a

craw

l spa

ce fo

unda

tion

or (b

)ha

ve a

min

imum

of o

ne (1

) foo

t of t

he e

xter

ior p

ortio

ns o

f the

hom

e ab

ove

finish

ed g

rade

be

cons

truc

ted

of b

rick

or st

one

(inclu

ding

ven

eer).

Not

hing

her

ein

shal

l pro

hibi

t bas

emen

ts fr

ombe

ing

cons

truc

ted

for a

ny h

ome.

DESI

GN G

UIDE

LINE

S

Resid

entia

l Des

ign

Elem

ents

All d

rivew

ays s

hall

be co

nstr

ucte

d of

asp

halt,

conc

rete

, exp

osed

aggr

egat

e m

ater

ial o

r pav

ers m

ade

of b

rick,

ston

e or

conc

rete

.Lig

htin

g fix

ture

s sha

ll be

pro

vide

d an

d sh

all n

ot e

xcee

d fif

teen

feet

in h

eigh

t abo

ve g

rade

leve

l. Lig

htin

g sh

all b

e no

n-gl

are,

deco

rativ

e in

styl

e, a

nd re

siden

tial i

n ch

arac

ter.

All i

mpr

oved

sing

le fa

mily

lots

shal

l be

requ

ired

to h

ave

a m

ailb

oxan

d su

ppor

ting

post

of u

nifo

rm d

esig

n, su

bjec

t app

rova

l of t

he U

SPo

stal

Ser

vice

. Cen

tral

mai

l del

iver

y bo

xes m

ay b

e pe

rmitt

ed a

sre

quire

d by

the

US P

osta

l Ser

vice

.Th

ere

shal

l be

no ce

ntra

l tra

sh re

cept

acle

s.Al

l fro

nt y

ards

shal

l be

sodd

ed, e

xclu

sive

of m

ulch

ed fl

ower

beds

and

land

scap

ing.

An

irrig

atio

n sy

stem

shal

l be

prov

ided

in a

ll5A

C fro

nt y

ards

and

stre

et si

de y

ards

on

corn

er lo

ts, a

nd in

all

tow

nhom

e fro

nt y

ards

and

side

yar

ds.

A fo

ur (4

) ft

sidew

alk

will

be

inst

alle

d w

ith a

pla

ntin

g st

rip,

am

inim

um o

f tw

o (2

) fee

t, be

twee

n th

e sid

ewal

k an

d th

e cu

rb.

This

sidew

alk

shal

l be

inst

alle

d al

ong

the

front

of a

ll lo

ts.

All s

ingl

e-fa

mily

det

ache

d un

its w

ill h

ave

a m

inim

um o

f a tw

o (2

)ga

rage

eith

er a

ttac

hed

or d

etac

hed

and

a m

inim

um o

f 176

tow

nhou

se u

nits

will

hav

e a

min

imum

of a

one

(1) c

ar g

arag

e.St

reet

tree

s sha

ll be

inst

alle

d in

terio

r str

eets

.

DESI

GN G

UIDE

LINE

S

Com

mer

cial A

rchi

tect

ural

Ele

men

ts

The

expo

sed

port

ion

of e

ach

wal

l sur

face

(fro

nt, r

ear a

nd si

des)

of

any

build

ing

on th

e pr

oper

ty in

tend

ed fo

r occ

upan

cy b

y pe

rson

s sh

all b

e th

e sa

me

as e

xpos

ed p

ortio

ns o

f oth

er e

xter

ior w

alls

of

such

bui

ldin

g in

arc

hite

ctur

al tr

eatm

ent a

nd m

ater

ials.

Exp

osed

ex

terio

r wal

l sur

face

s of a

ll in

divi

dual

bui

ldin

gs sh

all b

e co

nstr

ucte

d of

dec

orat

ive

conc

rete

blo

ck (i

nclu

ding

with

out l

imita

tion

split

face

bl

ock

and

flute

d bl

ock)

tilt-

up o

r pre

cast

conc

rete

, sto

ne, c

ast

ston

e, g

rani

te, m

arbl

e, st

ucco

, syn

thet

ic st

ucco

, fac

e br

ick, g

lass

, ex

terio

r ins

ulat

ing

finish

ing

syst

ems (

E.I.F

.S.),

or c

ombi

natio

n of

the

fore

goin

g, u

nles

s diff

eren

t mat

eria

ls ar

e sp

ecifi

cally

app

rove

d. A

t le

ast 7

0% o

f eac

h bu

ildin

g’s e

xter

ior w

all s

urfa

ces s

hall

be

com

prise

d of

mat

eria

ls ot

her t

han

stuc

co, s

ynth

etic

stuc

co o

r ex

terio

r ins

ulat

ing

finish

ing

syst

ems (

E.I.F

.S.),

unl

ess o

ther

wise

ap

prov

ed a

t the

tim

e of

Pla

n of

Dev

elop

men

t. At

leas

t 60%

of e

ach

build

ing’

s ext

erio

r wal

l sur

face

s (ex

clusiv

e of

any

win

dow

s or

door

s) sh

all b

e co

mpr

ised

of fa

ce b

rick,

cast

ston

e or

such

oth

er

mat

eria

l as a

ppro

ved.

DESI

GN G

UIDE

LINE

S

Com

mer

cial D

esig

n El

emen

ts

Park

ing

lot l

ight

ing

fixtu

res s

hall

not e

xcee

d 20

feet

in h

eigh

tab

ove

grad

e le

vel.

Park

ing

lot l

ight

ing

shal

l be

prod

uced

from

conc

eale

d so

urce

s of l

ight

and

shal

l be

redu

ced

to n

o m

ore

than

ase

curit

y le

vel f

ollo

win

g th

e clo

se o

f bus

ines

s hou

rs.

Mec

hani

cal e

quip

men

t, in

cludi

ng ju

nctio

n bo

xes a

nd o

ther

exte

rior m

echa

nica

l fix

ture

s, sh

all b

e sc

reen

ed fr

om p

ublic

vie

w a

tgr

ound

leve

l fro

m th

e pu

blic

stre

ets a

djac

ent t

o an

d clo

sest

to th

ebu

ildin

g, w

ith u

se o

f bui

ldin

gs o

r str

uctu

res,

fenc

ing

or w

all,

land

scap

ing,

or s

uch

othe

r met

hod

as m

ay b

e ap

prov

ed a

t tim

e of

revi

ew.

Dum

pste

rs a

nd tr

ash

rece

ptac

les,

not i

nclu

ding

conv

enie

nce

cont

aine

rs, s

hall

be sc

reen

ed fr

om p

ublic

vie

w a

t gro

und

leve

l at

the

perim

eter

of t

he P

rope

rty,

with

bric

k on

thre

e (3

) sid

esco

mpl

emen

tary

to th

e bu

ildin

g it

serv

es. T

he fo

urth

(4th

) sid

e sh

all

have

a g

ate

or d

oor t

hat i

s of a

subs

tant

ial a

nd d

urab

le m

ater

ial a

sde

term

ined

at t

ime

of re

view

. Sup

port

pos

ts, g

ate

fram

es, h

inge

san

d la

tche

s sha

ll be

of a

suffi

cient

size

and

stre

ngth

to a

llow

the

gate

s to

func

tion

with

out s

aggi

ng o

r bec

omin

g a

visu

al e

yeso

re.

DESI

GN G

UIDE

LINE

S

Com

mer

cial D

esig

n El

emen

ts

Any

deta

ched

sign

s sha

ll be

gro

und

mou

nted

mon

umen

tal-t

ype

signs

and

shal

l not

exc

eed

ten

(10)

feet

in h

eigh

t abo

ve g

rade

. The

foun

datio

n of

all

grou

nd-m

ount

ed si

gns s

hall

be co

nstr

ucte

d of

brick

or s

tone

and

if li

ghte

d, su

ch si

gns s

hall

be e

xter

nally

illum

inat

ed.

Any

load

ing

dock

s or o

utsid

e st

orag

e ar

eas s

hall

be sc

reen

ed. A

nysc

reen

ings

shal

l be

done

usin

g m

ater

ials

that

are

arc

hite

ctur

ally

com

patib

le w

ith th

e bu

ildin

g(s)

util

izing

such

stor

age

area

(s) o

rlo

adin

g do

ck(s

) unl

ess o

ther

wise

app

rove

d at

the

time

of re

view

.An

y se

rvice

are

as v

isibl

e fro

m W

illia

msb

urg

Road

or a

ny m

ajor

boul

evar

d w

ithin

the

deve

lopm

ent s

hall

be sc

reen

ed w

ithla

ndsc

apin

g or

fenc

ing,

or c

ombi

natio

n th

ereo

f.

AND EGRESS16' EASEMENT FOR INGRESS18

10

1918

1901

913

1811

203

1760

306

21

1807

1112

1806

5400

123

1507

303

1804

5477

300

1805

1660

400

1690

015

100

1343

1711

1115

1403

1503

2

1111

1333

304

19

300

301

513

5390

9

5400

107

1501

1617

1109

1700

1801

1950

1810

5550

1207

925

917 1104

102

2001

305

20

924

13

1303

05

5200

1500

1939

1809

1900

1925

1800

5401

5701

1209

1809

205

309

117

1114

921

1804

928

5473

1966

7

1500

5201

1963

12

211

1806

1900

201

1113

909

1101916

206

1120

1018

103

1934

1600

700

1916

115

121

1400

400

1401

127

1923

106

5480

101

202

119

912

105

2

1108

1808

101

1200

5

1701

10

1484

1948

302

129

908

1301

300

1807

310

100

211

1701

1

1405

920

505

16

6

125

1941

1932

104 200

1105

201

200

1803

1952

1100

207

1077

1401

24

509

500302

WHITESIDE

RD

BETN

ER

RD

MA

UR

YR

D

OLD MEMORIAL DR.

SCOTCH PINE CT

CLAYMAN RD

CLAYMAN RD

OLD DRY BRIDGE RD

WHIT

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E RD

STE

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RD

BETN

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CT

§̈ ¦295

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.

WHITESIDE RD

DRYBRIDGE RD.

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âââââââââââââ

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B-2 A

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O-2

R-3

R-5

RTH

A-1R-3

C

M-1

C

B-3

B-3

R-3

R-3

C

A-1

RTH

C

R-5

AC

R-5

R-3 B

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B-2

C

A-1

M-2

C

R-3

B-3

C

B-2

C

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M-1

C

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A-1

A-1

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R-5

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to R

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C16

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A-1

& B

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to B

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12.9

46 A

c.

A-1

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C, &

RTH

C

to R

THC

68.5

67 A

c.

AND EGRESS16' EASEMENT FOR INGRESS18

10

1918

1901

913

1811

203

1760

306

21

1807

1112

1806

5400

123

1507

303

1804

5477

300

1805

1660

400

1690

015

100

1343

1711

1115

1403

1503

2

1111

1333

304

19

300

301

513

5390

9

5400

107

1501

1617

1109

1700

1801

1950

1810

5550

1207

925

917 1104

102

2001

305

20

924

13

1303

05

5200

1500

1939

1809

1900

1925

1800

5401

5701

1209

1809

205

309

117

1114

921

1804

928

5473

1966

7

1500

5201

1963

12

211

1806

1900

201

1113

909

1101916

206

1120

1018

103

1934

1600

700

1916

115

121

1400

400

1401

127

1923

106

5480

101

202

119

912

105

2

1108

1808

101

1200

5

1701

10

1484

1948

302

129

908

1301

300

1807

310

100

211

1701

1

1405

920

505

16

6

125

1941

1932

104 200

1105

201

200

1803

1952

1100

207

1077

1401

24

509

500302

WHITESIDE

RD

BETN

ER

RD

MA

UR

YR

D

OLD MEMORIAL DR.

SCOTCH PINE CT

CLAYMAN RD

CLAYMAN RD

OLD DRY BRIDGE RD

WHIT

ESID

E RD

STE

VIE

RD

BETN

ER

CT

§̈ ¦295

§̈ ¦64

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RD.

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RG

RD

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