16SN0568
CASE NUMBER: 16SN0568
APPLICANT: Barney McLaughlin
CHESTERFIELD COUNTY, VIRGINIA
STAFF’S ANALYSIS Magisterial District: BERMUDA
700 Enon Church Rd
AND
RECOMMENDATION
Board of Supervisors (BOS)
Public Hearing Date:
FEBRUARY 24, 2016
BOS Time Remaining:
365 DAYS
Applicant’s Contact:
BARNEY MCLAUGHLIN
(804-641-0423)
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
APPLICANT’S REQUEST
Rezoning from Residential (R-12) to Agricultural (A) plus conditional use planned development to
permit exceptions to minimum road frontage and lot size requirements for dwelling purposes in
an Agricultural (A) District.
The applicant proposes to subdivide the property to create three (3) buildable lots that would
accommodate one (1) existing and two (2) new single-family dwellings. Based upon the
applicant’s conceptual plan, the lots will not meet the minimum standards as buildable lots in an
Agricultural (A) District (Exhibit A). Exceptions to the minimum road frontage (250 feet) and lot
area (5 acres) requirements in an Agricultural (A) District are requested to permit the proposed
lot division and new dwellings.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions and an exhibit are located in Attachments 1 and 2.
RECOMMENDATION
RECOMMEND APPROVAL
PLANNING
Proposal is less intense than previously approved tentative plat
COMMISSION
Proposed subdivision is consistent with existing development
(1/19/2016)
along Enon Church Road
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATION (CONTINUED)
RECOMMEND DENIAL
Proposed rezoning and exceptions to ordinance requirements
circumvent adopted standards for orderly single-family
STAFF
development.
Agricultural uses not suggested as appropriate for area by
Comprehensive Plan.
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SUMMARY OF IDENTIFIED ISSUES
Department Issue
Permits agricultural uses in conflict with residential land uses
suggested by Plan
Exceptions permit creation of buildable lots deficient in road
frontage and lot area:
Promotes overdevelopment of Agriculturally (A) zoned
o
PLANNING
properties
Circumvents improvements and standards typical of single-
o
family subdivision development
Some agricultural uses may not be compatible with existing and
o
anticipated residential development
BUDGET AND
-
MANAGEMENT
FIRE -
PARKS AND
-
RECREATION
LIBRARIES -
SCHOOLS -
CDOT -
VDOT -
UTILITIES -
ENVIRONMENTAL
-
ENGINEERING
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Map 2: Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for 2.0 to 4.0 dwellings per acre.
Map 3: Surrounding Land Uses & Development
I-295
Railroad
Cobb’s Point
Sycamore Springs
Enon Church Road
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PLANNING
Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov
ZONING AND SUBDIVISION HISTORY
Case Number BOS Action Request
Rezoning from A to R-12 of 254.9 acres to develop a
single-family subdivision(included the northern
Approved
88SN0197 portion of the subject property only)
(12/14/1988)
Conditional Use to permit an outdoor recreational
facility
Rezoning from A to R-12 of 6.7 acres plus proffered
conditions on adjacent 31.1 acre parcel zoned R-12to
Approved develop a single-family subdivision.
02SN0234
(10/23/2002)
Maximum density of 1.5 lots permitted – yielding
approximately eighteen (18) lots on the request
properties.
Tentative plat approval for a fifteen (15) lot development (known as Cobbs Point, Phase II) was
achieved by the previous property owner in 2004. This residential development has not occurred,
due in part to development constraints relative to topography, drainage and existing
environmental features that cross the property.
PROPOSAL
A parcel division to permit three (3) single-family dwellings with exceptions to minimum road
frontage and lot area requirements is proposed(Exhibit A, Attachment 2).The parcel fronting
Enon Church Road would be divided into two (2) lots; one would contain an existing dwelling (Lot
2) while the other would permit a new single-family dwelling(Lot 3). Each of these lots will require
an exception to minimum road frontage and lot area requirements for an Agricultural (A) District.
The remaining parcel (Lot 1) requires an exception to the minimum road frontage requirement
only. A subdivision plat process will be required to permit the construction of a single-family
dwelling on each of the newly created lots.
The following chart provides an overview of the subdivision’s design and access standards:
General Overview
Requirements Details
Maximum of three (3) dwelling units, each located on an
Density
individual lot
Proffered Condition 1
Ordinance – Minimum parcel size of 5 acres
Proposal – Minimum parcel size of 1.5 acres for Lots
Lot Size
2 and 3; Lot 1 would comply with 5 acres
Proffered Condition 2
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General Overview(Continued)
Requirements Details
Ordinance – Minimum road frontage of 250 feet
Proposal - No road frontage required for Lots 1 and
2; Minimum of70’ of road frontage for Lot 3
Road Frontage & Access
All-weather road access would be required in lieu of
public road frontage
Proffered Conditions 3, 5 and 6
30’ private access easement from Enon Church Road
to each lot
Easement
Access for each lot to be from Point A to Point B or
Point C, dependent on the final lot division
Proffered Condition 4 and Attachment 2
20’ wide roadway, either gravel or asphalt, built to
the standards outlined in proffered conditions
Driveway Standards & Inspection
Planning to inspect driveway prior to issuance of
Certificate of Occupancy
Proffered Conditions 5 & 6
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FINANCIAL IMPACT ON CAPITAL FACILITIES
Budget and Management
Staff Contact: Meghan Coates(804-717-6220) coatesm@chesterfield.gov
On October 23, 2002 the Board of Supervisors approved case 02SN0234 which rezoned Tax ID
819-644-0125 from Agricultural to Residential (R-12) with a proffered condition on both Tax IDs
819-644-0125 and 816-644-7343 (Attachment 3) to limit overall development density to 1.5
dwelling units per acre. At that time the maximum cash proffer in place was $7,800 per
dwelling unit; the case was approved with a cash proffer of $3,020 per unit on only one parcel,
Tax ID 819-644-0125. That cash proffer has currently escalated to $5,219 per unit.
If approved as requested by the applicant, the subject property would be limited to three
dwelling units, each being constructed on an individual agricultural zoned lot. Cash proffers are
typically not accepted on agricultural zoned properties meeting certain conditions (e.g.
minimum lot size and length of road frontage) and as such, staff is not asking this applicant to
address his impact on capital facilities. Approval of this case would result in the elimination of
the requirement to pay a cash proffer, an amount that is currently $5,219 per unit in this
instance. The applicant’s current proposal to subdivide Tax ID 819-644-0125 into two (2)
agricultural lots would no longer be subject to a cash proffer payment for the new dwelling. If
the applicant were requesting more than one dwelling unit per lot, it would be appropriate to
accept cash proffers on any dwelling units in excess of the first unit on each lot.
PUBLIC FACILITIES
FIRE SERVICE
Staff Contact: Anthony Batten (804-717-6167) BattenA@chesterfield.gov
This request will have minimal impact on fire and EMS. The Fire Department recommends the
owner provide a fifteen (15)foot all-weather road capable of supporting 75,000poundsin
order to provide access for fire apparatus and ambulances. This road should extend from the
improved public road to eachproposed dwelling.
PARKS AND RECREATION
Staff Contact: Brian Geouge (804-318-8720) geougeb@chesterfield.gov
The Parks and Recreation Department offers no comment on this case.
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LIBRARIES
Staff Contact: Jennifer Stevens(804-751-4998) stevensj@chesterfield.gov
Libraries offers no comment on this case.
SCHOOLS
Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net
Schools offers no comment on this case.
COUNTY DEPARTMENT OF TRANSPORTATION
Staff Contact: Jim Banks (804) 748-1037 banksj@chesterfield.gov
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 it is anticipated to be
minimal.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
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 VDOT has no comment on this request.
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WATER AND WASTEWATER SYSTEMS
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
Theproposal’s impacts on the County’s utility system are detailed in the chart below:
Water and Wastewater Systems
Currently Size of Existing LineConnection Required by County Code?
Serviced?
Water No 12”Yes
Wastewater No 8”Yes
Additional Information:
Since two (2) of the three (3) lots will not have public road frontage, a private water line and
wastewater line easements will be needed for access to existing eight (8) inch water line along
Enon Church Road and an existing manhole in the Cobb’s Point subdivision.
The proposed request will not impact the public water and wastewater systems.
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Map 5: Existing Water & Wastewater Systems
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ENVIRONMENTAL
Drainage, Erosion and Water Quality
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Stormwater
Issue Discussion/Conditions
The two properties are divided within the Johnson Creek and
Appomattox River Watersheds
Geography
The northern property primarily drains to the north towards the
railroad tracks.
The southernmost portion of the property is very flat
An engineered drainage design will be required for site
development of the home sites.
Drainage&
For any required road construction in the Johnson Creek
Stormwater
Watershed, the post-development stormwater discharge shall not
Discharge
exceed the predeveloped stormwater discharge
Proffered Conditions 7 & 8
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CASE HISTORY
Applicant Submittals
11/5/15 Application submitted
12/15/15 Proffered conditions and Exhibit A weresubmitted
Community Meeting
1/12/16Issues Discussed:
Location of sewer and water connections to service the proposed
subdivision
Access improvements from Enon Church Road
Timeframe to complete subdivision
Planning Commission Meeting
1/19/16
Citizen Comments
No citizens spoke to this case.
Commission Discussion
Conducted a community meeting; no opposition was expressed by
adjacent property owners
Request is less intense than previously approved tentative plat for
fifteen (15) proposed lots
Proposal is consistent with existing development along Enon Church
Road
Recommendation – APPROVAL AND ACCEPTANCE OF THE
PROFFERED CONDITIONS IN ATTACHMENT 1
Motion: Sloan Second: Frye
AYES: Wallin, Sloan, Frye, Jackson and Jones
The Board of Supervisors on Wednesday, February 24, 2015, beginning at 6:30 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
Note:
“CPC” – Recommended by the Planning Commission only
(CPC) 1.Density. A maximum of three (3) single-family dwelling units shall be permitted.
Each dwelling shall be located on an individual lot. (P)
(CPC) 2.Lot Area. The minimum lot area for Lots 2 and 3, as shown on Exhibit A, shall be
one and half (1.5) acres. (P)
(CPC) 3.Road Frontage & Access
.
a.No public road frontage shall be required for a dwelling located on Lots 1 and
2, as shown on Exhibit A.
b.A minimum of seventy (70) feet of public road frontage shall be provided for
Lot 3, as shown on Exhibit A.
c.Access to lots with no public road frontage shall be provided in accordance
with Proffered Conditions 4, 5 and 6. (P)
(CPC) 4.Easement. Prior to approval of a building permit, the property owner shall
provide a copy of a recorded instrument which will include the following:
a.A condition that shall require that no structure or fence shall be constructed
to block the access.
b.A condition that shall require the land owner of the subject property to be
responsible for maintenance of the access.
c.A thirty (30) foot private access easement from Point A to Point B to Point C,
as generally shown on Exhibit A. (P)
(CPC) 5.Driveway Standards. A twenty (20) foot wide driveway shall be constructed and
maintained to all weather standards from Point A to Point B to Point C in
accordance with the following standards:
a.This driveway shall consist of not less than the following: compacted soil sub-
base with six (6) inches of compacted 21-B crushed stone, if an asphalt based
surface is to be applied, it shall be designed and constructed to Chesterfield
County subdivision street requirements or an equivalent design approved by
the Subdivision Team, capable of supporting the projected 75,000 pound
vehicle weight and shall be maintained to this standard. The driveway shall
not be approved if it is rutted or potholed.
b.There shall be an additional one and a half (1.5) foot clear area beyond the
edge of the driveway.
c.There shall be a minimum vertical clearance of fourteen (14) feet of area
above the driveway.
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d.The driveway shall have a maximum grade of ten (10) percent with an
appropriate transition at the street connection.
e.The minimum inside turning radius for any curve shall be twenty-seven (27)
feet.
f.Any cross drains shall be designed to accommodate a minimum ten (10) year
storm.
g.The final delineation of Point B to Point C, if the property is subdivided, shall
be confirmed at time of subdivision plat review. (P)
(CPC) 6.Driveway Inspection. Prior to issuing a Certificate of Occupancy, the Planning
Department shall inspect this drivewayto determine compliance as set forth
above. (P)
(CPC) 7.Drainage Design. An engineered drainage design will be required for site
development of the home sites.
a.The drainage design shall account for the maximum obtainable elevation of
stormwater inundation behind Enon Church Road and therailroad tracks to the
north.
b.Home sites shall be engineered and prepared such as they are at a minimum, of
25 feet horizontally and 1-foot vertically from the area of inundation behind
these embankments.
c.The ground slope between these maximum areas of inundation and the
building envelope shall be no flatter than 1%.
d.The crawl space elevation within the building will be 1-foot above the elevation
of the outside of the building.
e.Minimum floor elevations shall be 1-foot above the highest obtainable water
surface elevation. (EE)
(CPC) 8.Stormwater Discharge. For any required road construction in the Johnson Creek
Watershed, the post-development 2, 10 and 100 year stormwater discharge shall
not exceed the predeveloped 2, 10 and 100 year stormwater discharge,
respectively.(EE)
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ATTACHMENT 2
EXHIBIT A – CONCEPTUAL SUBDIVISION & ACCESS PLAN
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ATTACHMENT 3
TAX IDs FOR CASE 02SN0234
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