16SN0679
CASE NUMBER: 16SN0679
APPLICANT: Laura Moss Wallace and William Brian Simonson
CHESTERFIELD COUNTY, VIRGINIA
STAFF’S ANALYSIS Magisterial District: CLOVER HILL
200 & 242 Hazelmere Drive
AND
RECOMMENDATION
Board of Supervisors (BOS)
Public Hearing Date:
APRIL 27, 2016
BOS Time Remaining:
365 DAYS
Applicant’s Contact:
LAURA MOSS WALLACE
(804-517-5170)
Applicant’s Contact:
WILLIAM BRIAN SIMONSON
(804-247-0743)
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
APPLICANTS’ REQUEST
Rezoning from Agricultural (A) to Residential (R-25).
A single-family residential subdivision is planned. Density would be limited to three (3) lots
(Proffer Condition 1), yielding two (2) new dwellings in addition to the dwelling currently owned
and occupied by the applicants.
Notes:
A.The only condition that may be imposed is a buffer condition. The property owner may proffer
conditions.
B.Proffered conditions and conceptual subdivision plan are located in Attachments 1 and 2.
RECOMMENDATIONS
PLANNING RECOMMEND APPROVAL
COMMISSION
(3/15/2016)
RECOMMEND APPROVAL
STAFF
Complies with Comprehensive Plan
Addresses development impacts
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
PLANNING -
BUDGET AND
-
MANAGEMENT
FIRE -
PARKS AND
-
RECREATION
LIBRARIES -
SCHOOLS -
CDOT -
VDOT -
UTILITIES -
ENVIRONMENTAL
-
ENGINEERING
REVITALIZATION -
216SN0679-2016APR27-BOS-RPT
316SN0679-2016APR27-BOS-RPT
Map 2: Comprehensive Plan (Northern Courthouse Road Community Plan)
Classification: RESIDENTIAL
The designation suggests the property is appropriate for 1.5 dwellings per acreor less.
Map 3: Surrounding Land Uses & Development
Stonehenge
Hazelmere Drive
Ashley Woods
Subdivision
Bondurant Drive
416SN0679-2016APR27-BOS-RPT
PLANNING
Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov
PROPOSAL
A single-family residential subdivision is proposed. The two (2) request properties are currently
occupied by a single-family home, in which the applicants reside. Two (2) adjoiningparcels, not a
part of this request, are also owned by the applicants and are zoned Residential (R-15 and R-25).
The applicants’ desire to create two (2) additional lots from these four (4) parcels. Each lotwould
achieve road frontage and access from Hazelmere Drive. A conceptual subdivision plan is shown in
Attachment 1 (Exhibit A).
The request properties were not included in the original zoning or development plans of the
Stonehenge and Ashley Woods subdivisions. As a residential infill project, the applicants have
proffered conditions that will ensure compatibility of the development with the adjoining
subdivision lots and homes. The following provides an overview of the development’s design
standards proffered by the applicants:
General Overview
Requirements Details
Maximum of three (3) dwelling units
Includes the existing dwelling, owned and occupied
Density
by the applicants
Proffered Condition 1
30,000 square feet
Minimum Lot Size
Proffered Condition 2
2,400 square feet of gross floor area
Minimum House Size
Proffered Condition 3
Asphalt or concretedriveways
Driveways
Proffered Condition 4.a.
One (1) flowering tree in front yard
Yard Landscaping
Foundation planting bed along front facade
Proffered Condition 4.b.
Permitted materials established for foundations, roofs,
facades and front porches; vinyl must be 0.44 inch
Foundation & Building Materials
thickness
Proffered Conditions 4.c.
Prohibits front loaded garages
Garages
Proffered Condition 4.c.v.
516SN0679-2016APR27-BOS-RPT
FINANCIAL IMPACT ON CAPITAL FACILITIES
Budget and Management
Staff Contact: Natalie Spillman (804-717-8767) spillmann@chesterfield.gov
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 is requesting to rezone the property from agricultural (A) to residential (R-25) to
permit the subdivision of the property into three lots. There is an existing home which will
remain on one of the lots. To address the impact of this development on capital facilities, the
applicant has proffered the current maximum of $18,966 per each dwelling unit, which would
apply to the two additional lots. The proffer also includes language that would freeze the
$18,966 contribution for a period of four years after which it would be escalated by the
cumulative change in the Marshall and Swift Building Cost Index.
Note that circumstances relevant to this case, as presented by the applicant, have been
reviewed, and it has been determined that it is appropriate to accept the maximum cash
proffer of $18,966 for each dwelling unit.
Per Dwelling Unit Impact
2
on Capital Facilities
Potential Units
FacilityApplicant's Proposal
FY16 Calculated Impact
Categories (Current BOS Maximum)
Schools $9,648 $7,814
Parks $1,347 $1,091
Libraries $318 $258
Fire Stations $861 $697
Roads $11,244 $9,106
Total $23,418 $18,966
Overall Impact on Capital Facilities
Schools $19,296 $15,628
Parks $2,694 $2,182
Libraries $636 $516
Fire Stations $1,722 $1,394
Roads $22,488 $18,212
Total $46,836 $37,932
616SN0679-2016APR27-BOS-RPT
PUBLIC FACILITIES
FIRE SERVICE
Staff Contact: Anthony Batten (804-717-6167) BattenA@chesterfield.gov
The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the
environment through a comprehensive fire and life safety program that ensures an adequate
and timely response to emergencies. The Public Facilities Plan, as part of the Comprehensive
Plan, indicates:
County-wide Fire & EMS Service Information & Needs
New 5
Recommendations for Fire Stations
by 2022
Replacement/Revitalization 4
Fire 24%
1
2011 Incidents as a percent of total
EMS (Emergency Medical Services) 76%
Fire/EMS Increases in Call Volume
44%
from 2001 and 2011
County Population Increase from
17%
2001 to 2011
1
With the aging of population, medical emergency incidents are expected to increase faster than the rate of
population growth over time.
Fire Service - Project Impacts
Estimated Number of Calls for
1
Service Annually
Applicant’s Proposal to Address Offered in Accordance with Policy
1
Impacts Proffered Condition 5
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:
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.
716SN0679-2016APR27-BOS-RPT
PARKS AND RECREATION
Staff Contact: Brian Geouge (804-318-8720) geougeb@chesterfield.gov
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 TypeNumber of New Parks Aggregate Acreage
Regional 3600
Community10 790
Neighborhood 9180
Special Purpose 3 1 -
Urban 2 - -
Linear 3 - -
1
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.
Parks and Recreation – Project Impacts
5.9 Acres of Regional, Community and/or Neighborhood
2012 County Level of Service
parkland per 1,000 persons
9 Acres of Regional, Community and/or Neighborhood
Target Level of Service
parkland per 1,000 persons
Applicant’s Proposal to Address Offered in Accordance with Policy
1
Impacts 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.
816SN0679-2016APR27-BOS-RPT
LIBRARIES
Staff Contact: Jennifer Stevens(804-751-4998) stevensj@chesterfield.gov
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:
County-wide Library Needs
Facility ActionCounty-wide Facility Needs
Expand or Replace 5 Libraries
Construction of New 5 Libraries
Facilities
1 Community Arts Center
Libraries -Project Impacts
Applicant’s Proposal to Offered in Accordance with Policy
1
Address Impacts 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.
916SN0679-2016APR27-BOS-RPT
SCHOOLS
Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net
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 62
High 23
Technical - 1
Schools -Project Impacts
Elementary 1
Middle 0
Average Student Yield
High 0
Total 1
Applicant’s Proposal to Offered in Accordance with Policy
1
Address Impacts 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:
After review of this request, based on current school assignments and student enrollment the
proposed rezoning case will have animpact 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 (10) existing schools. These ten (10) 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
FY2016.
1016SN0679-2016APR27-BOS-RPT
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 recommendations are
detailed in the chart below:
Recommendation Applicant’s Proposal
Cash Proffer PolicyReference “Budget and Management”
discussion on Page
6
Proffered Condition 5
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.
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 Yes 6”Yes
Wastewater Yes 8”Yes
The proposed request will not impact the public water and wastewater systems.
1116SN0679-2016APR27-BOS-RPT
ENVIRONMENTAL
Drainage, Erosion and Water Quality
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Stormwater
Issue Discussion/Conditions
Property is located within the Falling Creek Watershed.
Geography
Drains though the Ashley Woods subdivision to Falling Creek.
Greater than 2,500 square feet of total land disturbance with the
Erosion and
installation of a new driveway on the lot with the existing house requires
Sediment Control
a land disturbance permit.
REVITALIZATION
Staff Contact: Carl Schlaudt(804-318-8674) schlaudtc@chesterfield.gov
The subject site is not located in a revitalization area. The Revitalization Office has no comment on
this proposal.
1216SN0679-2016APR27-BOS-RPT
CASE HISTORY
Applicant Submittals
1/4/16 Application submitted
2/24/16 Proffered conditions weresubmitted
Community Meeting
2/9/16 Issues Discussed:
Density of development limited to 3 dwellings, which would include the
applicant’s existing home (3 lots)
Minimum house and lot sizes
Connection of public water and sewer required
Access to proposed lots and conceptual lot layout plan
Cash proffer and development standards for new homes
Planning Commission Meeting
3/15/16Citizen Comments
No citizens spoke to this case.
Commission Discussion
Community meeting held with citizens in support of case
Complies with Plan
Recommendation – APPROVAL SUBJECT TO CONDITIONS IN
ATTACHMENT 1
Motion: Freye Second: Wallin
AYES: Wallin, Sloan, Freye, Jackson and Jones
The Board of Supervisors on Wednesday, April, 27, 2016, beginning at 6:30 p.m., will
consider this request.
1316SN0679-2016APR27-BOS-RPT
ATTACHMENT 1
PROFFERED CONDITIONS
Note:
“STAFF/CPC” –Recommended by both staff and Planning Commission
(STAFF/CPC)1. DensityThe density of this development shall not exceed three (3) lots.
.
(P)
(STAFF/CPC)2. Lot Size. The minimum lot size shall be 30,000 square feet. (P)
(STAFF/CPC)3. Minimum House Size. The minimum gross floor area for each dwelling
unit shall be 2,400 square feet. (P)
(STAFF/CPC)4. Architectural/Design Elements. The following requirements shall apply to
any new dwelling constructed on the property:
a.Driveways.All portions of driveways and parking areas shall be
asphalt or concrete
.
b.Landscaping and Yards.
i.Supplemental Trees. Prior to the issuance of a Certificate of
Occupancy for each dwelling unit, a minimum of one (1) flowering
tree shall be planted in each front yard. At the time of planting,
these supplemental trees shall have a minimum caliper of 2”
measured at breast height (4’ 10” above ground).
ii.Front Foundation Planting Beds. Foundation planting is required
along the entire front façade of all units, and shall extend along all
sides facing a street. Foundation Planting Beds shall be a
minimum of 4’ wide from the unit foundation. Planting beds shall
be defined with a trenched edge or suitable landscape edging
material. Planting beds shall include medium shrubs and may also
include spreading groundcovers.
c.Architecture and Materials.
i.Foundations:The exposed portion of any foundation shall be
brick or stone. Synthetic or natural stucco foundations may be
permitted for façades constructed entirely of stucco. Rear walkout
basement walls shall be permitted to be sided or cast concrete
painted to match house.
ii.Exterior Facades:Acceptable siding materials include brick, stone,
masonry, stucco, synthetic stucco (E.I.F.S), and horizontal lap
siding. Horizontal lap siding may be permitted to be manufactured
from natural wood or cement fiber board or may be premium
quality vinyl siding. Plywood and metal siding are not permitted.
Additional siding requirements:
1416SN0679-2016APR27-BOS-RPT
1.Cementitious and vinyl siding is permitted in traditional wide
beaded styles only. Premium quality vinyl is defined as vinyl
siding with a minimum wall thickness of .044”.
2.Synthetic Stucco (E.I.F.S.) siding shall be finished in smooth,
sand or level texture. Rough textures are not permitted.
iii.Roof Material:Roofing material shall be dimensional
architecturalshingles or better with a minimum 30 year warranty.
iv.Porches, Stoops and Decks
1.Front Porches:All front entry stoops and front porches shall
be constructed with continuous masonry foundation wall or
on 12”x12” masonry piers. Extended front porches shall be a
minimum of five (5)’ deep. Space between piers under
porches shall be enclosed with framed lattice panels.
Handrails and railings shall be finished painted wood or metal
railing with vertical pickets or swan balusters. Pickets shall be
supported on topand bottom rails that span between
columns.
2.Front Porch Flooring:Porch flooring shall be permitted to be
concrete, exposed aggregate concrete, or a finished paving
material such as stone, tile or brick, finished (stained dark)
wood, or properly trimmed composite decking boards.
Unfinished treated wood decking is not permitted. All front
steps shall be masonry to match the foundation.
v.Garages:Front loaded garages shall be prohibited. Any garage
shall be side or rear loaded. (P)
(STAFF/CPC)5. Cash Proffers.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 cash proffer service district for the property, unless state law
prevents enforcement of that timing:
a.$18,966 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 cumulate change in the Marshall and Swift Building Cost
index during that time period.
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.
c.Cash proffer payments shall be spent for the purposes proffered
or as otherwise permitted by law. (B&M)
1516SN0679-2016APR27-BOS-RPT
ATTACHMENT 2
CONCEPTUAL SUBDIVISION LAYOUT
1616SN0679-2016APR27-BOS-RPT