16SN0691
CASE NUMBER: 16SN0691 (AMENDED)
APPLICANT: RREF II-TFC Greenwich LLC
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
APRIL 26, 2017
Board of Supervisors Time Remaining:
365 DAYS
JACK WILSON, III, PLC (804-425-9474)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
76.9 Acres 7201 Otterdale Rd
REQUEST
(AMENDED) Amendment of conditional use planned development (Case 12SN0226) relative to
architectural standards and cash proffer payments in a Residential Multi-family (R-MF) District.
Specifically, the applicant proposes to reduce the amount of cash payments and designate the
payments for road impacts, and to modify standards relative to repetitive building elevations and
treatment of building facades.
Notes: A. Conditions may be imposed or the property owner may proffer conditions.
B. Proffered Conditions, Textual Statement and existing zoning conditions are located in Attachments 1-5.
SUMMARY
An age restricted multi-family condominium development (Greenwich Walk) with attached and
detached dwelling units is under construction. There are 450 units included with this request, on
which a cash proffer could be collected, in the amount of $9,893 per dwelling unit. Currently, the
total potential value of the approved cash proffer equates to $4,451,850. With this request, the
applicant is proposing to reduce the cash proffer payment on all units to either $2,914 for attached
units or $4,324 for detached units; equating to a total potential value ranging from $1,311,300 (all
units calculated by $2,914) to $1,945,800 (all units calculated by $4,324).
Existing zoning conditions require quality site and architectural design (Summarized on Page 5).
Amendments to architectural standards would clarify that the restriction on repetitive building
elevations would not apply to detached units not abutting a street and offers use of masonry on
each facade of all detached dwellings.
RECOMMENDATION
APPROVAL
COMMISSION
AYES: Sloan, Freye, Jones and Wallin ABSTENTION: Jackson
PLANNING AND TRANSPORTATION APPROVAL
STAFF Quality design and architecture required by existing zoning conditions
provide for a convenient, attractive, and harmonious community
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 Neighborhood
Parks associated with new Elementary and Middle Schools and one
Regional Park nearest this location. Land for these parks has not
PARKS AND
been acquired.
RECREATION
Applicant is encouraged to provide a pedestrian/bicycle connection
to Cosby High School and Foxcreek subdivision, and to consider
provisions for an internal pedestrian/bicycle system
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Map 2: Comprehensive Plan
Classification: MEDIUM-HIGH DENSITY RESIDENTIAL
The designation suggests the property is appropriate for residential use of 4 to 8 dwelling units per acre.
Map 3: Surrounding Land Uses & Development
Village Square Pkwy
Single family residential
in Foxcreek
Cosby High School
Otterdale Road
Single family residential
in Magnolia Green
Vacant Zoned C-3 with
CUPD commercial and mix
of residential uses planned
Hull Street Rd
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Multi-family Residential (R-MF) with conditional use planned
development to permit a 520-unit multi-family residential development with
attached and detached units, neighborhood recreational facilities, model homes and
adult care center use. Age restriction of units optional
Conditions offered quality design and architectural standards such as alleys,
sidewalks, street trees, recreational amenities use including a clubhouse, varied
06SN0163*
architectural design, hardscaped driveways, and front loaded garages no closer to
Approved
road than front façade of dwelling
(7/2006)
Cash payment offered 6,685 per dwelling
unit for schools, parks, libraries, and fire and $1,354 for age restricted units for parks,
libraries and fire.
Contribution of $2.3 million offered to be made in two payments for road
improvements other than those already proffered in the case, then $8,915 for roads
after 260 units
Rezoning of 8.7 acres to Multi-family Residential (R-MF) with conditional use
planned development to permit 75 attached and detached multi-family residential
units
06SN0215*
Planned for development with property in Case 06SN0163; therefore, architectural
Approved
and development standards generally same as for that case
(5/2007}
Cash payment offered to address developments impacts - $15,600 per dwelling unit
for roads, schools, fire, libraries, and parks, or if age restricted, $10,269 for roads,
fire, libraries, and parks.
Amendment of Cases 06SN0163 and 06SN215 to: age restrict the development as a
requirement, not an option; reduce overall density to 450 units; add quality
development standards on the
following page; eliminate the upfront transportation contribution; and, reduce cash
proffer payments
12SN0226*
Approved
In lieu of transportation contribution and cash payments of the 2006 cases, cash
(11/2013)
parks, libraries, and fire stations (currently $9,893 per unit)
It is important to note that the only design condition remaining from the 2006 cases
is the buffer conditions (Proffered Condition 12 of Case 06SN0163 and Proffered
Condition 25 of Case 06SN0215)
*
The staff report for these cases analyzed the impact of the proposed development on public facilities and
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Design Requirements of Case 12SN0226
The following represents an overview of the approved design requirements referenced in attached
case information (Attachment 3):
Architectural style use elements and features compatible with Fox Creek subdivision
adjacent to the north
Architectural treatment of buildings requires utilization of a mixture of design features
including articulation of doors and windows, sculptural or textural relief of facades, and
architectural ornamentation and varied rooflines; staggered setbacks required for units of
more than 6 attached units; includes standards for brick sills and heads
Repetition of building elevations not permitted on adjacent dwellings to provide variety
along streetscapes; facades facing public street required to have formal arrangement and
organization of architectural elements; 30-year architectural dimensional shingles
Brick and/or stone on front facades of 60 % of detached units and attached unit buildings;
wide beaded premium vinyl siding (0.44thickness), cementitious siding
and smooth synthetic stucco also permitted
Front loaded garages no closer to road than main dwelling; hardscaped driveways and
front walks
Street trees and sidewalks on both sides of roads; supplemental trees in yards plus
foundation planting beds and sodded yards
Active and passive recreational areas to be provided, including sidewalks on both sides of
th
roads, a pool, and a 2,500 square foot clubhouse prior to 300 building permit
Relationship between building heights and public roads; buildings a maximum of 3 stories
Requirement for condominium association to b
association
Masonry foundations and slabs; no step-down siding permitted
Proposal
The applicant proposes to amend development standards relative to architecture and building
materials as outlined below:
Requirements Existing Zoning Current Proposal
Case 12SN0226
Detached units with same elevations Standard would also not apply to
not permitted adjacent to or directly units not abutting a street (such as
Repetition of
or diagonally across from each other for rear units in a quad-unit layout
Building
on the same street (Does not apply to that do not abut a street)
Elevations
units on different streets backing up
to each other)
ĻǣƷǒğƌ {ƷğƷĻƒĻƓƷ LƷĻƒ LLL͵5͵Ќ ĻǣƷǒğƌ {ƷğƷĻƒĻƓƷ LƷĻƒ LLL͵5͵Ќ
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Requirements Existing Zoning Current Proposal
Case 12SN0226
Same, except as follows:
Attached Units 60% of all
For Detached Units:
front and side façades facing
Brick or stone used on facades of any
a street shall be brick or
o
units that abut a street to visually
stone
accentuate major living components,
Detached Units Front
excluding garages
façades of 60% (6 in 10) of
Masonry material to continue along
detached units shall be brick
o
front façade except that garages not
or stone
accentuated with brick or stone above
Premium vinyl (
windows on either side of garage
thickness) permitted with
For units with slab or on-grade
wide-beaded styles and
o
construction minimum of 2 feet of
minimum
brick or stone along all building
Other siding materials
facades measured from the finished
permitted; rough textures for
grade to give appearance of a
synthetic stucco siding not
Exterior
masonry foundation
permitted
Facades
For All Units:
Maximum of 3 facing
Side façade facing a public street
materials on any one façade
o
faced with same brick or stone
of unit
material as front façade up a
Exterior facades which face a
consistent height as front
public street to have a formal
Premium vinyl siding permitted in
arrangement and
o
wide-beaded and straight edged with
organization of elements
Brick sills to be projected and
Adds shakes and vertical siding as
brick heads at opening to be
o
permitted siding materials
traditional jack arches,
Maximum of 4 facing materials on any
circular arches or soldier
o
one side; minimum of 3 facing
courses.
materials on façade facing a public
street
ĻǣƷǒğƌ {ƷğƷĻƒĻƓƷ LƷĻƒ LLL͵5͵Ў
ĻǣƷǒğƌ {ƷğƷĻƒĻƓƷ LƷĻƒ LLL͵5͵Ў
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.
While lacking useable open space and a focal point beyond acreage and amenities provided for
recreational use, the existing conditions and amendments proposed relative to architecture and
materials include high quality residential design and architectural elements that will create an
attractive, unique, well-planned, well-maintained and long lasting development that is in
compliance with the Comprehensive Plan goals and the zoning ordinance.
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COUNTY DEPARTMENT OF TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
Case 12SN0226 limits development to a maximum of 450 dwelling units and all units will be
aged-restricted (Proffered Conditions 2 and 5). These dwellings can be designed as detached or
attached units. Based on 450 dwelling units and trip generation rates for a senior adult housing
(detached) unit, the proposed development could generate approximately 1,412 average daily
trips. Traffic generated by development of the property would be initially distributed to Village
Square Parkway and Otterdale Road.
Village Square Parkway is classified as a collector with a recommended right of way width of 70
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Village Square Parkway currently does
not extend westward to Otterdale Road. When extended, it will be an adequate two-lane road.
Otterdale Road is a major arterial with a recommended right of way width of 90 feet, as
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Sections of the road have been improved in
conjunction with adjacent residential development. Other 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 Otterdale Road north of Hull Street Road was 5,450 (Level of Service
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 6, which encompasses a large area in the western part of the
County, north of Hull Street Road. Many 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
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. The Policy allows the
county to consider mitigating circumstances about a proposed development. In this case, the
proposed development will be age restricted and is anticipated to generate approximately 46%
of the traffic of single-family dwelling unit for each detached unit and is anticipated to generate
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approximately 31% of the traffic of single-family dwelling unit for each attached unit. Because
of this, the traffic impact of the proposed development could be addressed with $4,324 (46% of
$9,400) per detached unit and $2,914 (31% of $9,400) per attached unit.
The applicant has offered to pay $4,324 per detached unit and $2,914 per attached unit for
road infrastructure improvements (Proffered Condition 1). Staff supports the request.
BUDGET & MANAGEMENT
Staff Contact: Natalie Spillman (804-318-8767) spillmann@chesterfield.gov
County finance staff is responsible for managing the finances of the County and making
recommendations to the County Administrator regarding the allocation of available resources for
the provision of services and capital facilities to serve the citizens of the County. Finance staff will
advise the County Administrator if changed economic circumstances require adjustments to the
FIRE SERVICE
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 seven (7) minutes. Fire and
EMS is currently unable to meet that goal.
Nearby Fire/EMS Facilities
The Clover Hill Fire Station, Company Number 7
The Manchester Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of .091 calls per dwelling, it is estimated that this development will
generate 41 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. Additional information on the
CIP can be found in the financial section of the CCPS Adopted Budget for FY2017.
Anticipated School Impacts
Number of Enrollment
Anticipated Schools Trailers Percent of
Functional Current
Student Yield by Currently Total
Capacity Enrollment
\[1\]
School Type Serving Area Functional
Capacity
Elementary - Grange Hall 825 4 752 91
Middle - Tomahawk 1,343 3 1,385 103
Creek
High - Cosby 1,609 9 2,027 126
Total -
Note:
\[1\] Based upon average number of students per multi-family dwelling unit countywide at 0.33 students per unit.
Additional Schools Comments
After review of this request for 450 age-restricted multi-family dwelling units, the proposed
rezoning case may have minimal impact on school facilities. Recent research on the actual student
yield from age-restricted housing reported in April 2016 revealed that there was a small yield (four
elementary students out of the total school population) from all age-managed dwelling units.
It is possible however, that over time this case combined with other proposed 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.
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LIBRARIES
Staff Contact: Jennifer Stevens (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
Clover Hill
Midlothian
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 \[within 3 mile radius\]
Magnolia Green Community Park \[undeveloped\]
Old Clover Hill High School Athletic Complex Park
3 Elementary School Athletic Areas
1 High School Athletic Area
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for two Neighborhood Parks associated with a new
Elementary and Middle Schools, 10 acres each, and one Regional Park, 200 acres, consisting of
approximately 220 acres in total; 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. While the Plan does not
recommend specific routes adjacent to the property, the applicant is encouraged to consider a
pedestrian/bicycle connection to Cosby High School and to Foxcreek subdivisions, and to consider
provisions for an internal pedestrian/bicycle system that connects to the adjacent high school and
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
This request will have a minimal impact on these facilities.
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CASE HISTORY
Applicant Submittals
2/09/2016 Application submitted
8/12 & Application amended
9/23/2016
1/4, 1/24, Application amended and revised proffered conditions and Textual Statement
2/23, 3/2 submitted.
and
3/10/17
Community Meeting
8/04/2016 Issues Discussed:
Multi-family development planned with attached and detached units
Reduction in drive widths proposed to accommodate landscaping islands
to reduce visibility of rear units in a quad-unit design
Wrapping masonry around visible sides and providing architectural
accent to main living area on front facade
Planning Commission
8/16/2016
Action DEFERRED TO SEPTEMBER 20, 2016
MEETING
9/20/2016
Action DEFERRED TO NOVEMBER 15, 2016
MEETING
11/15/2016
Action
MEETING
1/17/2017
Action
3/21/2017 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, April 26, 2017, beginning at 6:00 p.m., will consider
this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
March 10, 2017
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the applicant.
With the approval of this request only Proffered Condition 1 relative to Textual Statement
Items III.D.3. (Facade Repetition) and Item III.D.5. (Exterior Facades) and Proffered Condition 4
of Case 12SN0226 shall be amended as provided herein.
The Applicant hereby amends Proffered Conditions 1 and 4 of Case 12SN0226 to read as
follows. Except as modified by this request all other conditions of Case 12SN0226 shall
remain in force and effect.
1.Master Plan. The Textual Statement dated March 10, 2017, shall be considered the
revised Master Plan for only Item III.D.3. (Facade Repetition) and Item III.D.5. (Exterior
Facades). All other Items of the Textual Statement dated November 15, 2013
approved with Case 12SN0226 shall remain in force and effect. (P and BI)
4.Cash Proffers. For each detached dwelling unit, the applicant, sub-divider, or
assignee(s) shall pay $4,324 per detached dwelling unit and for each attached dwelling
unit, the applicant, sub-divider, or assignee(s) shall pay $2,914 per dwelling unit to the
County of Chesterfield for road improvements within the service district for the
property. Each payment shall be made prior to the issuance of a building permit for a
dwelling unit unless state law modifies the timing of the payment. Should Chesterfield
County impose impact fees at any time during the life of the development that are
applicable to the property, the amount paid in cash proffers shall be in lieu of or
credited toward, but not be in addition to, any impact fees, in a manner determined
by the County. (T and B&M)
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ATTACHMENT 2
TEXTUAL STATEMENT
March 10, 2017
III. Development Standards
D. Architecture and Materials
3. REPETITION: Detached units with the same elevations may not be located adjacent
to, directly across from, or diagonally across from each other on the same street.
This requirement does not apply to units on different streets backing up to each
other or units not abutting a street.
5.EXTERIOR FACADES:
A.Detached Units. The façades of any Detached Unit that abuts a public street
shall use brick or stone to visually accentuate the major living components of
the unit such as a projecting room and/or porch area. A masonry material
shall continue along the front façade of such unit except that garages shall
not be accentuated with brick or stone above the elevation of the windows
on either side of the garage. The side façade of any Detached Unit that faces
a public street shall be faced with the same brick or stone material as the
front facade up to a consistent height as the front facade masonry.
For units with slab or on-grade construction, there shall be a minimum of
two (2) feet of brick or stone along all building facades measured from the
elevation of the finish grade adjacent to the structure to provide the
appearance of a masonry foundation.
B. Attached Units. At least 60% of all front facades of Attached Unit Buildings
shall be brick or stone masonry. The side facade of any Attached Unit
Building that faces a public street shall have at least 60% brick or stone
masonry.
C. Other Siding Materials. Other acceptable siding materials include stucco,
synthetic stucco (E.I.F.S.), shakes, vertical siding and horizontal lap siding.
Horizontal lap siding, vertical siding and shakes shall be manufactured from
natural wood or cement fiber board or may be premium quality vinyl.
Plywood and metal siding are not permitted. Additional siding
requirements:
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a.A maximum of four (4) facing materials may be used on any one facade
of any unit. A minimum of three (3) facing materials shall be used on
any facade facing a public street.
b.Brick sills shall be projected and brick heads at openings shall be
traditional jack arches, circular arches, or soldier courses.
c.Cementitious and vinyl siding is permitted in traditional wide beaded
styles or straight edged with a minimum 6-inch drop. Premium quality
d.Synthetic Stucco (E.I.F.S.) siding shall be finished in smooth, sand or
level texture. Rough textures are not permitted.
e.Exterior facades which face a public street shall have a formal
arrangement and organization of elements including doors, windows,
and trim and may include porches, columns, garage doors, cornices and
trim.
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ATTACHMENT 3
APPROVED CONDITIONS CASE 12SN0226
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