17SN0501
CASE NUMBER: 17SN0501 (AMENDED)
APPLICANT: Emerson Companies
CHESTERFIELD COUNTY, VIRGINIA
BERMUDA DISTRICT
IS
AND RECOMMENDATION
Board of Supervisors Hearing: MARCH 15, 2017
Board of SupervisorsTime Remaining:365 DAYS
KERRY HUTCHERSON (804-748-3600)
EMERSON COMPANIES (804-530-4614)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
65.8 Acres 11811 North Enon Church Road
REQUEST
(AMENDED) Rezoning from Agricultural (A) to Residential (R-15) plus conditional use planned
development to permit an exception to buffer requirements. Specifically, an exception is requested
to delete the buffer requirement along North Enon Church Road.
Notes: A. Conditions may be imposed or the property owner(s) may proffer conditions.
B. Proffered conditions, exhibits are located in Attachments 1 4.
SUMMARY
A single-family residential development is planned. Applicant has proffered a maximum of 99 units
yielding a density of 1.5 dwelling units per acre. Development is proposed with sole access through
adjacent subdivisions and will be comparable in quality, lot areas and density to Mount Blanco on
the James subdivision, adjacent to the south (Summarized on Pages 6-8).
To accommodate lots fronting North Enon Church Road, Applicant is seeking to delete the 50-foot
buffer and is offering a 15-foot landscaping easement with street trees along the road.
Applicant has proffered to widen and improve the east side of North Enon Church Road to address
the traffic impact of this development, at an estimated cost of $935,300.
RECOMMENDATIONS
APPROVAL
COMMISSION
AYES: Sloan, Freye, Jones and Wallin ABSTENTION: Jackson
PLANNING AND TRANSPORTATION APPROVAL
Proposal complies with the Comprehensive Plan goals and zoning ordinance
with respect to creating a convenient, attractive, and harmonious
STAFF community through quality development and consideration of existing
neighborhoods
d
improvements
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Steep slopes should remain in their natural, undisturbed state to the
ENVIRONMENTAL
maximum extent practicable.
ENGINEERING
The Public Facilities Plan identifies the need for an expansion or
replacement of the Enon Library in vicinity of this location. Land for
LIBRARIES
expansion or replacement of this facility has not been acquired.
The Public Facilities Plan identifies the need for a community park in
vicinity of this location. Land for this community park has not been
PARKS AND acquired.
RECREATION
A pedestrian/bicycle connection to the N. Enon Church Rd for future
linkage to the Plan route along Meadowville Tech Parkway would
enhance pedestrian accessibility
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Map 2: Comprehensive Plan
Classification: MEDIUM-HIGH DENSITY RESIDENTIAL AND WATERFRONT OPPORTUNITY SITE
The designation suggests the property is appropriate for residential use of 4 to 8 dwelling units per acre
and suggests consideration be given to alternative land uses (such as an integrated mix of commercial and
residential uses) that would capitalize upon the proximity to water and associated water amenities.
Map 3: Surrounding Land Uses & Development
Single family residential
Meadowville Landing
Meadowville Rd
Single family
residential Mount
Blanco on the James
Vacant Zoned C-5;
commercial, office and
multi-family residential
planned
N. Enon Church Rd
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Proposal
The applicant proposes rezoning of the 65.8 acres abutting the east line of N. Enon Church Road to
Residential (R-15). A development consisting of 99 dwelling units is planned, yielding a density of
approximately 1.50 dwelling units per acre. (Proffered Condition 10)
Buffer Exception
The development would be required to comply with zoning ordinance standards for the proposed R-
15 District which address, although not exclusively, permitted uses, lots sizes and widths, setbacks,
and buffer requirements. Relative to buffers, the ordinance would require a 50-foot buffer along N.
Enon Church Road. The applicant proposes to front lots on N. Enon Church and is requesting
approval of a conditional use planned development to eliminate the buffer along the road. In lieu of
the buffer, the applicant has proffered to provide a landscaping easement to accommodate street
trees along this portion of N. Enon Church Road. Access is planned to these lots by private
driveways serving each individual lot from N. Enon Church Road and the front façades of dwellings
on these lots will face the road. (Textual Statement and Proffered Condition 10)
Sole Access Planned Through Adjacent Subdivisions
Development of the property is planned with no direct public road access to North Enon Church
Road (Proffered Condition 9). Except for lots planned to front N. Enon Church Road, the subdivision
will be accessed through Mount Blanco on the James to the south and through Phase II of the
Meadowville Landing subdivision to the north.
Meadowville
Landing Phase II
Meadowville Rd
Mount Blanco
on the James
N. Enon Church Rd
N. White Mountain Dr
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The Comprehensive Plan suggests as new development proposals come forward, densities, average
lot sizes, house sizes and quality of existing residential neighborhoods should be closely considered
when new development borders, and primary access is through these existing residential
neighborhoods by way of adjacent public subdivision roads. This development would have sole
access through the existing adjacent neighborhoods; therefore, consideration should be given to
densities, average lot sizes, house sizes and quality of existing residential neighborhoods
Density, Average Lot Size, and Minimum House Size:
The density of the proposed subdivision (1.50 dwellings per acre) is closer to the density
suggested for areas designated in the Comprehensive Plan for Suburban Residential I
development (maximum of 2.0 dwelling units per acre). The proposed 1.50 dwelling units per
acre is comparable to the densities of the adjacent subdivisions, as noted in the chart below.
The minimum and average lot sizes of the adjacent subdivisions are also provided in the chart.
The minimum lot size of the proposed development and density is comparable. Similarly, house
sizes are also comparable.
Comparison of Adjacent Developments
Meadowville Landing Mount Blanco on the Proposed
Phase II James Development
1.50 dwellings per acre
1.38 dwellings per
(based on proffered
Density 1.48 dwellings per acre
acre
maximum of 99 lots)
Proffered Condition 8.A.
Minimum Lot
12,000 square feet* 15,150 square feet 15,000 square feet*
Size
Average Lot
18,500 square feet
28,514 square feet 21,831 square feet
Size
Proffered Condition 8.B.
Minimum of 2,500
Minimum of 2,500 Average of 2,626
House Size**
square feet
square feet*** square feet
Proffered Condition 3
*Required by existing zoning conditions and ordinance requirements
**Square feet of gross floor area
*** Proposed with Rezoning Case 17SN0598 (Pending)
The proffered average lot size of 18,500 square feet is less than the average lot sizes of Mount
Blanco on the James and Meadowville Landing Phase II. Typically, when a new development is
planned between existing developments, consideration is given to the average lot size derived
from an average of those adjacent developments (which would be approximately 25,100
square feet) in this case. However, since access for the proposed development will be provided
more through local subdivision streets in Mount Blanco on the James, staff believes that
average lot size comparison with that development is more reasonable than an overall average.
While the proposed 18,500 square feet for the average lot size is still smaller than the average
lot size of Mount Blanco on the James, the density cap offered in this case, along with the
minimum average lot size, will offer assurance the two developments will be compatible.
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Design Standards
The following chart offers an overview of the design standards for the proposed development
and staff comments where applicable:
General Overview
Requirements Details Staff Comments
Maximum of 99 single family dwelling
Density/Occupancy
units
Proffered Condition 8
Existing recreational facilities identified
Recreational
on Exhibit B will be available to
Amenities
residents within the development
Proffered Condition 2 and Exhibit A
Sidewalks on one side of each street
Streets and sidewalks to be
connected to at least one street in
both Meadowville Landing to the
north and to Mount Blanco on the
Sidewalks and
James to the south
Street Connectivity
Sidewalks to be constructed in
accordance with Count
Residential Sidewalk Policy in
conjunction with construction of
streets in the subdivision
Proffered Condition 1
Sodded and irrigated front yards
Front and street facing foundation
Lot landscaping,
planting bed
driveways and
Hardscaped driveways and front
front walks
walks
Proffered Conditions 4 and 6
Covenant to require 10-foot tree save The County will only ensure that
buffer along the rear of lots adjacent the covenant is recorded and is
Restrictive
to Mount Blanco on the James not responsible for its
Covenant
enforcement. Once a covenant is
recorded it can be changed.
Proffered Condition 12
Employing complementary
Use of forms and elements
fenestration for the corner facing
compatible with those in the Mount
façade to that of the front façade
Blanco on the James subdivision
would add quality to the
Varied roof lines on street facing
architectural design
facades
Architectural
Minimum dwelling size of 2,500 sq.
Design
feet of gross floor area
No front loaded garages except
when a dwelling has 3 garages, 1
can be front loaded
Variation of front elevations
Proffered Conditions 3 and 5
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General Overview (Continued)
Requirements Details Staff Comments
Roofs - 30 year
architectural/dimensional
shingle
All dwellings will employ a
minimum of 20% brick or
stone on front facades,
excluding gables, windows,
Building Materials trim and doors
Siding materials variety; vinyl
permitted with minimum 0.42
thickness
Foundations to be brick, stone,
and/or synthetic or natural
stucco
Proffered Condition 3
Design and Quality
High quality residential development addresses the Comprehensive Plan goals for strong and
sustainable neighborhoods that are visually attractive, well-planned and well-maintained.
Further, the purpose and intent of the zoning ordinance to promote the health, safety,
convenience, and general welfare of the public includes the creation of convenient, attractive and
harmonious communities, protection against overcrowding of land, and protection of the natural
environment. As such, developments that promote unique, viable and long lasting places and
enhance the community are encouraged.
The proposed subdivision would have sole access through the existing adjacent neighborhoods
(Meadowville Landing and Mount Blanco on the James); therefore, the Comprehensive Plan
suggests consideration should be given to quality of these existing residential neighborhoods. As
outlined in the General Overview, provisions for quality design elements such as sidewalks, lot
landscaping and hardscape driveways are offered. As proffered, the applicant has offered that
homes will be compatible in style, form and materials to those within Mount Blanco on the James
and consideration has been given to offering comparable densities, and lot and home sizes to
those in Mount Blanco on the James.
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UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
Existing Water and Wastewater Systems
Currently Size of Closest Connection Required by County Code
Serviced Existing Lines
Water No 6 Yes
Wastewater No 8 Yes
Utilities Issues
This site is located in the mandatory public water and wastewater
connection areas for residential development. The use of public water
and wastewater will be required by County Code.
There are public water lines availa
site along both Winbolt Drive and Almer Lane. In accordance with the
Chesterfield County Water and Sewer Specifications and Procedures,
residential subdivisions with greater that 25 lots require at least two
connections to the public water system.
Rotunda Lane, Winbolt Drive and Almer Lane. Wastewater lines should
be extended consistent with previous sewershed analysis for the area
conducted by the existing adjacent developments. Lot/road layout and
site topography could require extension from more than one of these
locations. Also, due to the steep terrain along the James River, public
wastewater lines may not be deep enough to provide gravity service to
homes built on lots adjacent to the river. Individual private on site
grinder pumps may be necessary for these homes to connect to the
public gravity wastewater system.
As a concept plan for the proposed subdivision layout has not been
provided, the developer is reminded of the requirement to loop
waterlines and provide access to both water and wastewater lines for
future extensions and/or access by adjacent properties.
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Map 5: Existing Water & Wastewater Systems
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ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (748-1028) wardr@chesterfield.gov
Details
The western ±30 acres are located within the Johnson Creek
Watershed. In the lower portion of this watershed, there are
existing culverts under Enon Church Road which are inadequate and
currently cause upstream flooding. Any increased runoff from the
development in this watershed upstream of the existing culverts will
result in increased flooding along Johnson Creek and its tributaries.
Geography
The remaining portion of the subject properties is located within the
James River Watershed, which is an adequate stormwater outfall for
the development.
The western portion of the properties is generally flat.
The eastern portion of the properties steepens to slopes greater
than 20 percent down to the James River.
Resource Protection Area and 100-year floodplains exist along the
James River
Environmental
Wetlands may exist in flatter areas on the properties
Features
A Resource Protection Area Designation (RPAD) must be
submitted and approved by the Environmental Engineering-Water
Quality Section prior to approval of the preliminary plat.
Steep slopes greater than 20 percent are difficult to stabilize when
disturbed. The steep slopes on the subject properties border the
James River; therefore, disturbance of these slopes will result in the
increased potential for sediment to impact the river if erosion
Erosion and
occurs.
Sediment Control
These steep slopes should remain in their natural, undisturbed state
to the maximum extent practicable. Applicant has not committed
to avoid steep slopes.
The properties are currently covered by an active State General
Construction permit; therefore, the development is subject to the Part IIC
technical criteria of the Virginia Stormwater Management Program
Regulations for both water quality and water quantity until July 1, 2024,
Storm Water
unless otherwise extended by state regulation
Management
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Details (Continued)
Background Information:
Existing drainage easements and portion of a BMP easement
encroach onto the 11091 North Enon Church Road property
The portion of the property within the Johnson Creek Watershed
drains to an existing basin located in Mount Blanco Section 2
Per the approved construction plans for the basin, any future runoff
from the development of the site shall be piped directly to the
James River or detained/retained to predevelopment runoff rates
Downstream Impacts:
Due to existing inadequate culverts under Enon Church Road, any
Drainage
increased runoff from the development in this watershed upstream
of the existing culverts will result in increased flooding, which will
impact private properties and public safety.
For the portions on the development located within 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. On-site detention to
predevelopment rates will protect downstream properties and
roadways from increased flooding.
Proffered Condition 7
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COUNTY DEPARTMENT OF TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The applicant has proffered that no more than 99 single-family dwellings will be constructed
(Proffered Condition 8). Based on the proffered density and applying trip generation rates for a
single-family dwelling, the proposed development could generate approximately 1,041 average
daily trips. Traffic generated by development of the property is anticipated to be initially
distributed along two existing roads: Meadowville Road and North Enon Church Road. Vehicles
entering the proposed development would access it from one or both of these roads.
The eastern section of Meadowville Road is a collector, with a recommended right of way width
of 70 feet, as identified on the County Thoroughfare Plan.
North Enon Church Road is also a collector, with a recommended right of way width of 70 feet, as
identified on the Thoroughfare Plan. The section of North Enon Church Road adjacent to the
property is substandard, with approximately 18 feet of pavement, no usable shoulders, and deep
ditches on both sides. A section of the road south of the property has been improved in
conjunction with area development.
Section 19.1-231 of the County Code outlines the general requirements to meet the need of the
traffic generated by a proposed development, including acceptable levels of service. The
proposed residential development would contribute to an identifiable need for transportation
improvements on North Enon Church Road, such as right of way dedication in accordance with
the Thoroughfare Plan, access control and relocation of the ditch to provide an adequate
shoulder. The applicant has offered:
Right of way dedication (Proffered Condition 11)
35 feet along North Enon Church Road.
Vehicular Access Control (Proffered Condition 9)
No public road access to North Enon Church Road.
Improvements (Proffered Condition 11)
Widening/improving the east side of North Enon Church Road for the property frontage.
The property is within Traffic Shed 15, which encompasses a large area in the eastern part of the
County, east of I-95. Many of the roads in Traffic Shed 15 or which serve Traffic Shed 15 have
little or no shoulders, fixed objects (trees) adjacent to the edge of the pavement and poor vertical
and horizontal alignments. The traffic volume generated from the proposed residential
development will contribute to an identifiable need for transportation facility improvements to
these roads in excess of existing transportation facility capacity. These roads need to be improved
to address safety and accommodate increased traffic, including the increased traffic from the
proposed development.
transportation network through dedication of property, construction of road improvements, or a
cash proffer. If
1317SN0501-2017MAR15-BOS-RPT
transportation network, Transportation staff has calculated the average impact of a single-family
dwelling unit on the transportation network to be $12,652; however, the Board of Supervisors
has adopted a policy establishing that it would accept a maximum cash proffer of $9,400 per
dwelling unit as addressing the traffic impacts of residential development, with all of the funds to
be dedicated towards improvements to the road network. As such, if the applicant chooses to
address cash
proffer, $9,400 per dwelling unit for improvements to the road network would be appropriate.
As previously stated, the applicant has proffered the widening/improving of North Enon Church
Road for the property frontage (Proffered Condition 14). The applicant has provided information
that the property has approximately 1,054 feet of frontage along North Enon Church Road and
the proffered improvements are estimated to cost approximately $935,300 (Attachment 4). It
should be noted, however, that the actual cost to provide these improvements could be more or
less than this amount. Based on the proffered conditions, staff supports the request.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
VDOT Land Use Regulations
Subdivision Street Acceptance (24VAC30-91/92) Department acceptance of the subdivision
roadways for maintenance is contingent on
meeting the provisions of the Subdivision
Included in those provisions are meeting
connectivity (two external connections to a
publically maintained street or one connection
and the provision for a stub out to an adjacent
developable parcel) and pedestrian
accommodations (street ADT dependent).
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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.
Estimated Number of Calls\[1\] 22
Note:
\[1\]
Based on an average of 0.225 calls per dwelling unit in this area.
The proposed development is located in the rural response zone for which Fire & EMS has a goal
of responding to at least 90% of the calls for service in under twelve (12) minutes.Fire and EMS is
currently unable to meet that goal.
Anticipated Fire and EMS Impacts/Needs
The Enon Station, Company Number 6
The Rivers Bend Fire Station, Company Number 18
Additional Fire Comments
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.
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SCHOOLS
Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net
Countywide School Needs
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 School Board FY2017 adopted Capital Improvement Plan (CIP) continues to support the 2013
voter approved school revitalization program that will replace or renovate ten schools and
construct one new elementary school to add capacity in the Midlothian area of the county. The
ten existing facilities that are part of the revitalization program 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 FY2017.
Anticipated School Impacts
Number of
Anticipated Schools Enrollment Percent of
Functional Current
Trailers
Student Yield by Currently Total Functional
Capacity Enrollment
School Type\[1\] Serving Area Capacity
Elementary 40 Enon 577 4 524 91
Middle 21 Elizabeth Davis 1,319 4 1,235 94
High 30 Thomas Dale 2,874 3 2,252 78
Total 91
Note:
\[1\] Based upon average number of students per dwelling unit countywide
The majority of the proposed development is currently in the Enon Elementary School zone,
however, two of the parcels split across the elementary school boundary line into the Elizabeth Scott
Elementary School zone. Plans are underway for construction of a new Enon Elementary School on
the existing school site, and the anticipated opening of the school is January 2019. The School Board
may re-evaluate school attendance zones with the opening of the new school.
After review of this request, based on current total school system capacity and student
enrollment the proposed rezoning case will have an impact on schools. Over time this case,
combined with other active and tentative residential developments and zoning cases will
continue to push schools to their capacity and therefore impact the capacity of facilities division-
wide.
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LIBRARIES
Staff Contact: Jennifer Stevens (751-4998) stevensj@chesterfield.gov
ion 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 following libraries are nearby:
Nearby Library
Enon
The Public Facilities Plan suggests the Enon Library should be expanded or replaced. Land for
expansion or replacement of this library has not been acquired
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PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) connocks@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 2012 level of service is 5.9 acres of
regional, community and neighborhood parkland per 1,000 persons whereas the target level of
service is 9 acres per 1,000 persons.
The Public Facilities Plan identifies the need for a community park, consisting of approximately 35
acres, in the vicinity of this location. Land for this community park has not been acquired.
The following parks are nearby:
Nearby Parks
Dutch Gap Conservation Area
Henricus Historical Park
Brown and Williamson
(undeveloped)
1 Elementary School Athletic Area
1 Middle School Athletic Area
The Bikeways and Trails Chapter of the Comprehensive Plan recommends provision of
pedestrian/bicycle facilities along all routes shown on the Plan and connections from these routes
and existing pedestrian/bicycle facilities to adjacent developments. This case is not immediately
adjacent to recommended routes of the Plan or existing facilities. The applicant has made provisions
for internal pedestrian/bicycle system within the development and connection to the adjacent
subdivisions. The applicant is also encouraged to consider a pedestrian/bicycle connection to the N.
Enon Church Rd for future linkage to the Plan route along Meadowville Tech Parkway.
Additional Parks Comments
Dutch Gap Conservation Area is in need of a southern public access point from Route 10 corridor.
The boat landing is in need of expansion. Henricus Park is in need of expanded Visitor Center and
Indian Village and River Commerce Educational Venues. Brown and Williamson is in need of
public access and trail system.
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CASE HISTORY
Applicant Submittals
7/6/2016 Application submitted
11/3/2016 Application amended to reduce application acreage
11/14, Proffered Conditions were amended
12/5, 12/7
and
12/14/2016
1/4/2017 Amended proffered conditions and new exhibits were submitted.
1/19, 1/20 Amended proffered conditions, textual statement and an exhibit were submitted.
and
1/30/2017
2/16/2017 Amended proffered conditions were submitted
Community Meetings
8/4/2016 Issues Discussed
Applicant to provide sidewalks connecting neighborhoods and recreational
amenities with first phase
Applicant proposes quality to off-set impact of development
Applicant will maintain buffer between development and Mount Blanco
Applicant to provide area property owners with development
layout/graphics of proposed development
Extension of Rotunda Lane to be considered; possible impact to wetlands
Amenities in new section of Mount Blanco
Timeline for development
12/8/2016 Issues Discussed
Applicant to provide sidewalks connecting neighborhoods and recreational
amenities with first phase
Applicant proposes quality to off-set impact of development
Applicant will maintain tree preservation between development and
Mount Blanco with buffer between townhome development and Mt.
Blanco
Concerns expressed relative to narrowness and lack of shoulders on N.
Enon Church Road
Connection between developments in area with trails for residents to use
to get to recreational amenities in Meadowville Landing
Timeline for development
Concern with narrowness of roads within Mt. Blanco
Planning Commission
11/15/2016
Action- DEFERRED TO DECEMBER 20, 2016 ON THEIR OWN MOTION
12/20/2016
Action DEFERRED TO JANUARY 17, 2017 ON THEIR OWN MOTION
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Planning Commission (Continued)
1/17/2017
Action DEFERRED TO FEBRUARY 21, 2017 ON THEIR OWN MOTION
2/21/2017 Citizen Comments:
No citizens spoke to this request.
Commission Discussion:
Mr. Jackson advised the Commission that he would abstain from voting on this
case, noting that the Board continued their discussion of the Road Cash Proffer
policy until April.
Recommendation - APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Wallin Second: Freye
AYES: Sloan, Freye, Jones and Wallin
ABSTENTION: Jackson
The Board of Supervisors on Wednesday, March 15, 2017, beginning at 6:30 p.m., will consider
this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
February 16, 2017
Note:
Both the Planning Commission and Staff recommend acceptance of the following proffered
conditions, as offered by the applicant.
The Applicant in this case, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as
amended) and the Zoning Ordinance of Chesterfield County, for itself and its successors or
assigns, proffer that the property known as Chesterfield County Tax Identification Numbers 825-
659-8564 (a portion), 825-660-0557, 826-660-9664, 826-660-8113, 827-660-9938, and 827-660-
ion will be used according to the following proffers if, and
only if, the request submitted herewith is granted with only those conditions agreed to by the
Applicants. In the event this request is denied or approved with conditions not agreed to by the
owners and Applicants, the proffers shall immediately be null and void and of no further force or
effect.
1. Pedestrian and Vehicular Connectivity. In order to enhance pedestrian and vehicular
connectivity and access to recreational amenities within the within the adjacent
subdivisions, at least one side of each street within the Property shall be constructed with
a sidewalk, and the streets and sidewalks constructed within the Property shall be
connected to one or more streets within the subdivisions or adjacent parcels that adjoin
the Property to the north and the south. Sidewalks shall be constructed in accordance
described herein shall be completed in conjunction with the construction of streets within
the Property. (P and T)
2. Recreational Amenities. In order to provide residents of the Property with opportunities
to engage in an active lifestyle, the following existing recreational amenities shall be made
available
Association, to residents of the Property: clubhouse, trails, fitness center, pool, riverwalk
trails, cricket field, and two (2) community docks for river access. Such recreational
The locations of the
existing recreational amenities are shown generally on the exhibit map incorporated
herein and attached hereto as Exhibit A. (P)
3. Architectural Design Standards. All dwelling units developed on the Property shall be
subject to the following architectural design standards:
A. Style and Form. The architectural styles of all dwellings shall use forms and
elements compatible with those in the Mount Blanco on the James subdivision.
B. Exterior Facades. All dwelling units shall have brick, stone or masonry fronts that
cover a minimum of 20% of the façade (which façade shall exclude gables,
windows, trim, and doors). Other acceptable siding materials shall include stucco,
synthetic stucco (E.I.F.S.), or horizontal lap siding. Horizontal lap siding may be
manufactured from natural wood or cement fiber board or may be premium
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quality vinyl siding with a minimum wall thickness of .042 inches. Synthetic Stucco
(E.I.F.S.) siding shall be finished in a smooth, sand or level texture, no rough
textures are permitted.
C. Foundations. All foundations shall be constructed entirely of brick, stone, or a
mixed combination of both. Synthetic or natural stucco foundations may be
permitted for facades constructed entirely of stucco.
D. Roofs.
i. Varied Roof Line. Varied roof designs and materials shall be used on facades of
dwellings that face a street. Minimum roof pitch shall be 8/12.
ii. Roof Materials. Roofing material shall be dimensional architectural shingles
with a minimum 30 year warranty. All flashing shall be copper or pre-finished
aluminum (bronze or black).
E. Porches and Stoops.
i. Porches and Stoops. All front entry stoops and front porches shall be
constructed with a continuous masonry foundation wall. Individual front porches
and stoops shall be one-story in height, or taller if the porch/stoop design is
architecturally compatible with the dwelling it serves. Extended front porches
shall be a Handrails and railings shall be finished painted
wood or metal railing with vertical pickets or swan balusters. Pickets shall be
supported on top and bottom rails that span between columns. Columns
supporting roofs of porches and stoops shall be masonry piers, tapered round
appropriate to the character of the unit. All front steps shall be masonry to match
the foundation.
ii. Rear Porches. All rear porches shall be constructed on masonry or stone piers
with lattice screening spanning between columns. Handrails and railings shall be
finished painted wood or metal railing with vertical pickets or swan balusters.
F. Fireplaces, Chimneys and Flues.
i. Chimneys. Sided chimneys are permitted on roof planes or facades and must
have masonry foundations. Cantilevered chimneys are not permitted. The width
and depth of chimneys shall be appropriately sized in proportion to the size and
height of the unit. For gas fireplaces, metal flues may be used on the roof.
ii. Direct Vent Fireplaces: Direct vent gas fireplace boxes which protrude beyond
the exterior plane of the unit, are not permitted on facades facing a street. All the
exterior materials and finishes used to enclose the fireplace box must match the
adjacent facade.
2217SN0501-2017MAR15-BOS-RPT
G. Minimum dwelling sizes.
The minimum gross floor area for each single-family dwelling shall be 2,500 square
feet. (BI and P)
H. Variation in Front Elevations. Unless otherwise approved by the Director of
Planning, the following restrictions are designed to maximize architectural variety
of the houses.
i. The same front elevation may not be located adjacent to, directly across from,
or diagonally across the street from each other on the same street.
ii. Variation in the front elevation to address the paragraph above may not be
achieved by simply mirroring the façade but may be accomplished by providing
at least three (3) of the following architectural changes:
adding or removing a porch or covered entry or increasing or decreasing
(a)
the length of the porch or entry
varying the location and/or style of a front facing gable(s)
(b)
alternating the location of the garage
(c)
providing different materials and/or siding types on at least 50% of the
(d)
elevation
providing a different roof type/roof line (P and BI)
(e)
4. Front Walks/Driveways.
A. All private driveways serving residential uses shall be hardscaped (which
hardscaping may be constructed of brushed concrete or asphalt). Private
driveways shall not require curb and gutter.
B. Front walks shall be provided to each dwelling unit. Front walks shall be
hardscaped (which hardscaping may be constructed of brushed concrete or
asphalt). (P)
5. Front Loaded Attached Garages. No front-loaded garages shall be permitted except in
the case where a dwelling includes three garages. In the case where a dwelling has three
garages, no more than one garage shall be front-loaded. (BI and P)
6. Landscaping and Yards.
A. Sod and Irrigation. All front yards shall be sodded and irrigated.
2317SN0501-2017MAR15-BOS-RPT
B. Front Foundation Planting Bed: Foundation planting is required along all dwelling
from the unit foundation. Planting beds shall be defined with a trenched edge or
suitable landscape edging material. Planting beds shall include medium shrubs
spaced a maximum of four (4) feet apart. Unit corners shall be visually softened
with vertical acce--
planting. (P)
7. Post Development Runoff. For portions of the Property that are designated to drain to
Johnson Creek, the post development runoff rate for the 2, 10, and 100 year storms shall
not exceed the corresponding pre-development runoff rate. Off-site stormwater
management facilities may be used to satisfy the requirements of this Proffered Condition
7. (EE)
8. Density and Lots.
A.Numbers of Lots. No more than 99 single-family dwellings shall be constructed on the
Property.
B.The average lot size shall be no less than 18,500 square feet. (P)
9. Access. There shall be no direct public road access provided from onto N. Enon Church
Road. (T)
10. Dwellings fronting N. Enon Church Road. For any dwellings located on lots fronting on N.
Enon Church Road, the front facade of such dwellings shall face N. Enon Church Road. (P
and BI)
11. N. Enon Church Road Improvements. The owner/developer shall be responsible for the
following road improvements:
A. Widening/improving the east side of N. Enon Church Road to a twelve (12) foot-
wide travel lane measured from the centerline of the road with an additional four
(4) foot-wide paved shoulder plus a four (4) foot-wide unpaved shoulder and
overlaying the full width of the road with one and a half (1.5) inch of compacted
bituminous asphalt concrete with any modifications approved by the
Transportation Department for the entire property frontage. Said
widening/improvement shall be completed, as determined by the Transportation
Department, in conjunction with the initial development.
B. In conjunction with recordation of the initial subdivision plat or within sixty (60)
days from a written request by the Transportation Department, whichever occurs
first, dedication to Chesterfield County, free and unrestricted, of thirty-five (35)
feet of right-of-way along the east side of N. Enon Church Road, measured from
the centerline of that part of N. Enon Church Road immediately adjacent to the
Property.
2417SN0501-2017MAR15-BOS-RPT
C. In conjunction with recordation of the initial subdivision plat or within sixty (60)
days from a written request by the Transportation Department, whichever occurs
first, dedication to Chesterfield County, free and unrestricted, of any additional
right-of-way (or easements) required for the improvements identified above. (T)
12. Recordation of Restrictive Covenant. In conjunction with recordation of the subdivision
plat for the Property, the Developer shall record the following restrictive covenant, which
shall apply to the portion of the Property that adjoins the northern boundary of the
Mount Blanco on the James subdivision:
lot line, and said buffer shall be a minimum of ten (10) feet in width, as measured from
the rear lot line toward the interior of the lot. No vegetation or trees shall be removed
(P)
2517SN0501-2017MAR15-BOS-RPT
ATTACHMENT 2
TEXTUAL STATEMENT
January 27, 2017
Re: Zoning Application of Emerson Companies, LLC to propose rezoning of Chesterfield
County Tax Identification Numbers 825-659-8564 (a portion), 825-660-0557, 826-660-9664, 826-
660-8113, 827-660-9938, and 827-660--15 with a CUPD for an
exception to ordinance standards, as provided hereinbelow, and as provided in the Proffers last
revised on January 27, 2017.
There shall be no buffer requirement for any portion of the Property that adjoins N. Enon Church
Road. A minimum fifteen (15) foot landscaping easement shall be provided along N. Enon Church
Road, as provided below:
a.
required landscaping.
b.Private driveways serving individual lots shall be permitted within the easement.
c.Clearing within the easement is permitted, except that at least (1) large deciduous
street tree shall be planted or retained by the Developer every forty (40) feet on
center.
d.Any utilities installed within the easement shall not preclude planting and
maintenance of the landscaping. (P)
2617SN0501-2017MAR15-BOS-RPT
ATTACHMENT 3
EXHIBIT A
2717SN0501-2017MAR15-BOS-RPT
ATTACHMENT 4
January 18, 2017
MEMORANDUM
TO: Jesse Smith and Jim Banks, CDOT
FROM: Kerry Hutcherson, Agent for Emerson Companies, LLC, Applicant
DATE: January 18, 2017
RE: Proposed Road Improvements in lieu of Transportation Cash Proffers for case number
17SN0501
17SN0501
The Applicant in this case proposes rezoning of 65.8 acres from A to R-15. Proffered Condition
#8 for this case caps the number of single-family dwelling units at 99. According to the current
Chesterfield County Road Cash Proffer Policy, $9,400/dwelling unit is the maximum cash proffer
amount that it will accept. Therefore, the maximum cash proffer that the Board would accept for
99 single-family dwelling units would be $930,600 ($9,400 X 99 = $930,600).
In order to offset impacts to the transportation network from the development of these 99
dwelling units, the Applicant is committed to rebuilding 1,054 linear feet (0.199 mile) of one lane
(east side) of N. Enon Church Road. This road improvement has a value of $935,300 (rounded to
the nearest dollar). The calculation supporting this figure is as follows:
The value of rebuilding 1,054 linear feet of one lane of N. Enon Church Road is $935,300
(0.199 X $9,400,000 1 X 0.50 (half credit for rebuilding one lane of the road) = $935,300).
The total value of this proposed road improvement exceeds $930,600, which is the maximum
cash proffer that the Board would accept for 99 single-family dwelling units. Therefore, the
Applicant posits that the proposed road improvement on N. Enon Church Road sufficiently
addresses transportation impacts for at least 99 single-family dwelling units.
1 CDOT has stated that it assumes a value of $9,400,000 for rebuilding a two-lane, non-freeway road for the distance
of one mile.
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