17SN0755
CASE NUMBER: 17SN0755
APPLICANT: Cardan Construction, Inc.
CHESTERFIELD COUNTY, VIRGINIA
CLOVER HILL DISTRICT
ALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing: MARCH 15, 2017
Board of SupervisorsTime Remaining:365 DAYS
ANNE MILLER (804-794-0571)
CARDAN CONSTRUCTION INC
DANIEL G PLUCINIK (804-739-3763)
Planning Department Case Manager:
AMY SOMERVELL (804-748-1970)
14.8 Acres 1500 Twilight Lane
REQUEST
Amendment of zoning (Case 03SN0155) to amend cash proffers and foundation treatment for
dwellings in a Residential (R-12) District. Specifically, the applicant proposes to delete Proffered
Condition 2 relative to a cash proffer payment and amend Proffered Condition 5 to permit synthetic
or natural stucco, and continue to permit brick or stone veneer as approved foundation materials.
Notes: A. The only condition that may be imposed is a buffer condition. The property owner may proffer conditions.
B. A proffered condition, and Conditions and exhibits are located in Attachments 1 and 2
SUMMARY
A single-family residential subdivision of 19 lots is planned. Existing zoning would permit
development subject to design and architectural standards (Summarized on page 5), and includes a
cash proffer to address .
The applicant proposes to delete the cash proffer payment, since the property is within an area
identified as a revitalization area. Applicant has proffered additional design and architectural
elements (Summarized on page 6) that are elevated in quality to the surrounding community.
RECOMMENDATIONS
APPROVAL
COMMISSION
AYES: Sloan, Freye, Jones and Wallin ABSTENTION: Jackson
PLANNING and TRANSPORTATION - APPROVAL
The quality design and architecture proffered in the request provides for a
STAFF convenient, attractive, and harmonious community.
Located within a revitalization area. Under the Road Cash Proffer Policy, no
road cash proffer will be accepted for development in these areas.
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for two Community Parks,
for a total of 180 acres nearest this location. Land for this park has not
been acquired.
PARKS AND
ŷĻ .źƉĻǞğǤƭ ğƓķ Ʃğźƌƭ /ŷğƦƷĻƩ ƚŅ ƷŷĻ /ƚƒƦƩĻŷĻƓƭźǝĻ tƌğƓ recommends
RECREATION
pedestrian/bikeway connection north of the subject property, along
Elkhardt and Providence Roads. The applicant is encouraged to consider
a future connection along Twilight Lane and within the development
connecting to adjacent subdivisions.
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for residential use with a maximum of 2.0
to 4.0 dwelling units per acre.
Surrounding Land Uses and Development
Twilight Lane
Single-family residential
use Pocoshock &
Stonemill
S Providence Road
Single-family residential
use Three Pines
Scale
Development
Case 17SN0762
Hicks Road
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PLANNING
Staff Contact: Amy Somervell (804-748-1970) somervella@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Residential (R-12). Proffered Conditions included:
Cash proffer of $9,000 per dwelling unit (currently escalated to $15,552).
(Proffered Condition 2)
Minimum house size (gross floor area) 1,800 square feet
Minimum foundation and porch treatment of brick or stone veneer.
03SN0155
(Proffered Condition 5)
Approved
Fifteen (15) foot tree preservation strip along the northern property line
(2/2003)
adjacent to GPIN 757-698-9176.
Clearing limitation east of existing gravel road within the existing Twilight
Lane right of way, and additional evergreen planting required along rear
-697-8922 and 9297.
This staff report for Case 03SN0155 analyzed the impact of the proposed
Proposal
Twilight Landing is a proposed single family subdivision which has received preliminary
subdivision approval in 2003 for nineteen (19) lots. Deletion of the required cash proffer
payment and amendment of the foundation treatment proffered with the 2003 rezoning
approval are requested. Specifically, in addition to brick or stone veneer, synthetic or natural
stucco foundations may be permitted when facades are constructed entirely of stucco.
Additionally, the ability to step down siding on the side and rear elevations has been requested
as illustrated in Exhibit 1.
Exhibit 1: Step Down Siding
Step Down Siding
Step Two
Step One
foundation
shall be maintained
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Design
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 following provides an overview of additional design requirements offered as part of this
request (Attachment 1 - Proffered Condition):
Hardscaped driveways (concrete, asphalt or decorative pavers) and concrete front walks
Varied architectural style for dwellings located side-by-side or directly across a street
30-year architectural/dimensional roof shingles
Where garages are provided, front-loaded garages must align with front porch and have
contiguous roofline; otherwise, limited to a two-foot projection beyond front of
dwelling.
Exposed foundation to be brick or stone, except synthetic or natural stucco permitted for
facades constructed entirely of stucco
Step down siding permitted on side and rear elevations provided a minimum of eighteen
(18) inches of brick or stone foundation is exposed
Step down siding, may be permitted with a maximum of two (2) siding steps on the side
and rear elevations
Variety of siding materials to include vinyl with minimum thickness of 0.42 inches
All street-facing facades finished in same materials
Front porch treatment
Front foundation planting beds
Screening of heating, ventilation and air condition units
One street tree per lot
As suggested by Comprehensive Plan goals and zoning ordinance, the proffered conditions of
this current request along with those approved with Case 03SN0155 include design and
architectural elements that are stronger in quality to the surrounding community.
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REVITALIZATION
Staff Contact: Carl Schlaudt (804-318-8674) schlaudtc@chesterfield.gov
The project site is located in an area included in a proposed revitalization area, on the map
presented to the Board of Supervisors on December 14, 2016 for the purposes of implementing
Road Cash Proffer Policy B.5 (locational and other criteria for revitalization or preservation).
Although the Board did not adopt that map, they directed staff to use the map for the purposes
of evaluating zoning cases until such areas are formally adopted. The Revitalization Office
supports development in revitalization areas that represents a substantial improvement above
current area conditions. This proposal represents a substantial improvement above conditions
of older residential development in the area. Proffered architectural and site improvement
standards would provide a revitalization benefit to this area.
COUNTY DEPARTMENT OF TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
A subdivision plat (Twilight Landing) was submitted for the property, which depicted 19 lots.
Based on that number of lots and applying trip generation rates for a single-family dwelling,
development could generate approximately 228 average daily trips. Traffic generated by
development of the property is anticipated to be initially distributed along Twilight Lane to
Elkhardt Road and Providence Road.
Twilight Lane is a local street, with pavement widths varying from about 15 feet to 20 feet. In
2012, the traffic count on Twilight Lane south of Elkhardt Road was 880 vehicles per day (Level
Elkhardt Road is a two-
collector with a recommended right of way width of 70 feet. Sections of the road are
substandard, with approximately 10-foot lane widths and no usable shoulders. VDOT minimum
geometric design standards recommend this road have 12-foot lane widths and 10 foot
shoulders. In 2015, the traffic count on Elkhardt Road east of Providence Road Spring Run Road
Providence Road is a major arterial with a recommended right of way width of 90 feet, as
o-lane road. Sections of
the road are substandard, with approximately 10-foot lane widths and no usable shoulders.
VDOT minimum geometric design standards recommend this road have 12-foot lane widths and
10 foot shoulders. In 2015, the traffic count on Providence Road south of Midlothian Turnpike
Section 19.1-231 of the County Code outlines the general requirements to meet the needs of
the traffic generated by a proposed development, including acceptable levels of service. This
proposed residential development would contribute to an identifiable need for transportation
improvements. The applicant has not offered to provide any mitigating road improvements.
The property is within Traffic Shed 4, which encompasses the area of the County south of
Midlothian Turnpike, north of Hull Street Road, and east of Courthouse Road. Several roads in
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this area of the County have been widened to four or six lanes. However, some roads in this
part of the county 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 this
proposed residential development will contribute to an identifiable need for transportation
facility improvements to these roads in excess of existing transportation facility capacity. Roads
in this shed or which serve this shed need to be improved or widened 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 an applicant elects to offer cash to a
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
of a cash proffer, $9,400 per dwelling unit for improvements to the road network would be
appropriate.
According to the Office of Revitalization, the property is located within a revitalization area.
Under the Road Cash Proffer Policy, no road cash proffer will be accepted for development in
these areas.
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
Mission
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.
Response Times
The proposed development is located in the urban response zone for which Fire & EMS has a
goal of responding to at least 90% of the calls for service in under 7 minutes. Fire and EMS is
currently unable to meet that goal.
Nearby Fire/EMS Facility
The Wagstaff Fire Station, Company Number 10
The Forest View Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of .33 calls per dwelling, it is estimated that this development will
generate 12 annual calls for Fire/EMS services.
Additional Fire and EMS 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
Mission
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.
Capital Improvements
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. The project at Providence
Middle School is currently in construction, a new Manchester Middle School is planned for
construction on the existing school site, and the project at Monacan High School is complete.
Additional information on the CIP can be found in the financial section of the CCPS Adopted
Budget for FY2017.
Anticipated School Impacts
Enrollment
Anticipated Schools Percent of
Functional Number of Current
Student Yield by Currently Serving Total
Capacity Trailers Enrollment
School Type Area Functional
Capacity
Elementary 11 Davis 555 4 652 117
Middle 6 Providence 1080 0 833 77
High 9 Monacan 1732 1 1424 82
Total \[1\] 26
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit.
\[1\]
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends the revitalization or replacement of Providence Middle
School, and that revitalization project is currently in construction. The Plan also recommends
that Monacan High School be revitalized or replaced, and that revitalization project is complete.
Post 2020 it is suggested that A.M. Davis Elementary School be revitalized or replaced, however
at this time a budget has not been developed for the acquisition of land or construction of this
school facility as recommended in the tƌğƓ.
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
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.
Nearby Libraries
North Courthouse
LaPrade
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
Mission
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.
Nearby Parks Facilities \[within 3 mile radius\]
West providence Park \[undeveloped\]
Rockwood Park
Fernbrook Park
4 Elementary School Athletic Areas
2 Middle School Athletic Areas
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for two Community Parks, of 90 acres, for a total of
180 acres nearest this location. Land for these parks has not been acquired.
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. The Plan recommends no
Plan recommends a route to the north of
the property, along Elkhardt and Providence Roads.
The applicant is encouraged to consider a future connection along Twilight Lane to the Plan route
and is encouraged to consider a pedestrian/bicycle system within the development and
connection of pedestrian/bicycle facilities to adjacent subdivisions.
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VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
The proposed request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
12/12/16 Application submitted
2/6, 2/8 Revised proffered conditions were submitted
and
2/10/17
Community Meeting
2/7/17 Issues Discussed:
Traffic and substandard area roads
Older schools and no parks in area
No drainage impacts on neighboring Surreywood subdivision
Lack of open space in proposed development
Questioned if developmen
Minimum house size
Planning Commission
2/21/17 Citizen Comments
No citizens spoke to this case.
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
CONDITION 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., is
scheduled to consider this request.
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ATTACHMENT 1
PROFFERED CONDITION
Note:
Both the Planning Commission and Staff recommend acceptance of the following proffered
condition, as offered by the applicant.
With the approval of this request, Proffered Conditions 2 and 5 of Case 03SN0155 shall be
deleted. All other conditions of Case 03SN0155 shall remain in force and effect.
The Applicant hereby offers the following proffer:
1.Architectural/Design Elements:
a.Sidewalks/Driveways
i.Driveways: All portions of driveways and parking areas shall be
hardscaped (concrete, asphalt or decorative pavers).
ii.Front Walks: A minimum of a three (3) foot wide concrete front walk shall
be provided to each dwelling unit.
b.Landscaping
i.Street Trees: One (1) street tree per lot shall be planted or retained along
both sides of all streets. A street tree shall be planted on both street
frontages on corner lots.
ii.Front Foundation Planting Beds: Foundation planting is required along
the entire front façade of all units. Foundation beds shall be a minimum
of four (4) feet 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 include spreading
groundcovers. A four (4) foot extension of this bed and plantings shall be
provided from the end of the structure where a side step down
foundation is within fifteen (15) feet of the front façade.
c.Architecture and Materials
i.Repetition: Dwellings with the same elevations may not be located
adjacent to or directly across from each other on the same street. This
requirement does not apply to units on different streets backing up to
each other.
ii.Foundations: The exposed portion of any foundation shall be brick or
stone. Synthetic or natural stucco foundations may be permitted for
facades constructed entirely of stucco. Siding step down foundations
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shall be permitted on side and rear elevations provided that a minimum
of eighteen (18) inches of exposed brick or stone shall be required. A
maximum of two (2) steps shall be permitted on any elevation.
iii.Exterior Facades: Acceptable siding materials include brick, stone,
masonry, stucco, synthetic stucco (E.I.F.S), vinyl siding, and approved
horizontal lap siding. Horizontal lap siding may 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:
1.Where a dwelling borders more than one street, all street-facing
facades shall be finished in the same materials.
2.
3.Synthetic Stucco siding shall be finished in smooth, sand or level
texture. Rough textures are not permitted.
d.Roof Materials: Roofing material shall be dimensional architectural shingles or
better with a minimum 30 year warranty.
e.Porches, Stoops and Decks
i.Front Porches: All front entry stoops and front porches shall be
masonry piers. Extended front porches shall be a minimum of five (5) feet
deep. Space between piers under porches shall be enclosed with framed
lattice panels. Handrails and railings shall be finished painted wood, vinyl
rails or metal rail systems with vertical pickets or swan balusters. Pickets
shall be supported on top and bottom rails that span between columns.
f.Garages. Front loaded attached garages shall be permitted to extend as far
forward from the front line of the main dwelling as the front line of the front
porch provided that the rooflines of the porch and garage are contiguous. Where
the rooflines are not contiguous, garages shall be permitted to project a
maximum of two (2) feet forward of the front line of the main dwelling.
g.Heating, Ventilation and Air Conditioning (HVAC) Units and Whole House
Generators. Units shall initially be screened from view of public roads by
landscaping or low maintenance material, as may be approved by the Planning
Department.
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ATTACHMENT 2
APPROVED CONDITIONS (03SN0155)
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