17SN0562
CASE NUMBER: 17SN0562
APPLICANT: Matthew S. Sowers
CHESTERFIELD COUNTY, VIRGINIA
CLOVER HILL DISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors:
APRIL 26, 2017
Board of SupervisorsTime Remaining:
365 DAYS
Applicant’s Agent:
VIRIDIS DEVELOPMENT CORPORATION
(804-794-0837)
Applicant’s Contact:
21.8 Acres – 9965 Stroud Lane
MATTHEW S. SOWERS (804-794-0837)
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
REQUEST
Amendment of zoning approval (Case 06SN0127) to amendcash proffers in a Residential (R-12)
District. Specifically, the amendment is proposed to modify Proffered Condition 2 relative to a cash
proffer payment.
Notes: A. The only condition that may be imposed is a buffer condition. The property owner may proffer
conditions.
B. Proffered conditions, an exhibit, and existing proffered conditions of Case 06SN0127 are located in
Attachments 1 - 3.
SUMMARY
A single-family residential subdivision (Forest Ridge) is currently under construction. There are 47
units included with this request, on which a cash proffer could be collected, in the amount of
$22,734 per dwelling unit. Currently, the total potential value of the approved cash proffer equates
to $1,068,498. However, if the applicant elects to provide drainage improvements, as an optional
proffered condition, the amount would be reduced to $16,359 per dwelling unit. With this request,
the applicant is proposing to either reduce the cash proffer payment to $9,400 per dwelling unit or
provide offsite road improvements valued at $508,000. In order to provide a more like comparison
of the value of the proposed improvements versus total value of the outstanding cash proffers, staff
has converted the string of projected, future payments into current dollars. Therefore, the potential
calculated total of $1.1 million is valued at $898,904 million in current dollars.
Existing zoning conditions, and those proffered with this request, provide design and architectural
standards (summarized on pages 5 thru 6) that will likely enhance the surrounding community.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
APPROVAL
PLANNING
COMMISSION
AYES: Sloan, Freye, Jones and Wallin ABSTENTION: Jackson
PLANNING AND TRANSPORTATION- APPROVAL
Quality, design and architecture required by existing zoning conditions and
offered by the applicant in this case provide for a convenient, attractive, and
STAFF
harmonious community.
Development’s traffic impact will be addressed by providing road
improvements or cash payments.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The Public Facilities Plan identifies the need for three community
parks, consisting of approximately 90 acres each, in the vicinity of
this location. Land for these parks has not been acquired.
PARKS AND
The applicant has not offered to address provision of
RECREATION
pedestrian/bikeway connections to adjacent developments, as
recommended in the Bikeways and Trails Chapter of the
Comprehensive Plan.
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Map 2: Comprehensive Plan (Northern Courthouse Road Community Plan)
Classification: RESIDENTIAL
The designation suggests the property is appropriate for2.5 dwellings/acre or less.
Map 3: Surrounding Land Uses & Development
Briarcliff
Courthouse Road
Heatheridge
Adkins Road
Subdivision
Marblethorpe Road
Forest Acres
Subdivision
SectionD
Forest Acres
Subdivision
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PLANNING
Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Residential (R-12) to permit a single-family development and a
waiver of street connectivity requirements.Proffered Conditions included two
cash proffer options, as follows:
With drainage improvements outlined in Proffered Condition 9.a., $11,225
per dwelling unit. Escalated by the Marshall and Swift Building Cost Index,
06SN0127
amount is currently $16,359
Approved
Without drainage improvements outlined Proffered Condition 9.a., $15,600
(8/2006)
per dwelling unit. Escalated by the Marshall and Swift Building Cost Index,
amount is currently $22,734
The staff report for Case 06SN0127 analyzed the impact of the proposed
development on public facilities and the applicant’s offersto mitigate that
impact.
Amendment of 06SN0127 to:
Eliminate cash proffers and offer “in- kind” transportation improvement
(right turn lane along Courthouse Road at Cherlyann Road); and
13SN0125
Increase density for development having sole access through Forest Acres
Denied
subdivision.
(7/2014)
The staff report for Case 13SN0125 analyzed the impact of the proposed
development on public facilities and the applicant’s offers to mitigate that
impact.
Proposal
The request property is an undeveloped single family development with preliminary plat approval
for 47 lots, known as Forest Ridge. Deletion of the required cash proffer payment is sought on
these undeveloped lots.
Design Requirements of Case 06SN0127
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 3):
Foundation materials (brick or stone)
Minimum house sizes
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Design
The following chart offers an overview of additional design standards the applicant has offered
in conjunction with this case and staff comments where applicable:
GENERAL OVERVIEW
Requirements DetailsStaff Comments
Landscaped front foundation
Lot Landscaping,
planting bed
Driveways &
Paved (asphalt) driveways and
Front Walks
concrete front walks
Proffered Condition 2.a & 2.b
Variety of siding materials to include
vinyl with minimum thickness of
0.042 inches
30-year architectural/dimensional
Building
roof shingles
Materials
Front porch and stoop treatments, if
provided
Specified fencing materials and
location of fencing
Proffered Condition 2.c.i, 1.d, 1.e,& 1.f
75% of homes required to have a
garage
Restriction on the projection of
front loaded garages as they relate
to front façade and front porch
Dwellings may employ greater
projections of garages from front
Garages
porches and facades if they are
compatible with elevations shown in
Attachment 2
Upgraded garage doors, which
contain at least 2 enhanced features
and prohibit flat panel doors
Proffered Condition 2.c.iv
No same elevations or color
combinations located side by side,
directly across street, or diagonally
Minimum 8” roof overhangs on
dwelling front and rear
Architectural
Step-down siding permitted under
Design
unique topographical situations with
restrictions on the minimum
exposed foundation, location, and
size of the step-downs specified
Proffered Condition 2.c.ii, 2.c.iii, & 2.c.v
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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.
As suggested by the Comprehensive Plan goals and zoning ordinance, the proffered conditions
of this current request along with those approved with Case 06SN0127 include design and
architectural elements that will likely enhance the surrounding community.
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
Based on trip generation rates for a single-family dwelling and 47 lots identified on the
approved preliminary plat (Forest Ridge Subdivision), the proposed development could
generate approximately 525 average daily trips. Traffic generated by development of the
property would be initially distributed along various subdivision streets to Courthouse Road and
Reams Road.
Courthouse Road is a major arterial with a recommended right of way width of 120 to 200 feet,
as identified on the County’s Thoroughfare Plan. Courthouse Road is currently six-lanes wide
from Midlothian Turnpike to Smoketree Drive, and four-lanes wide south of Smoketree Drive.
Reams Road is a major arterial with a recommended right of way width of 90 feet, as identified
on the County’s Thoroughfare Plan. Sections of the road have been improved, primarily in the
vicinity of the Powhite Parkway overpass. 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.
Section 19.1-231 of the County Code outlines the general requirements that are required 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 property is located 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 this traffic shed or which serve this traffic shed are substandard, with little or no shoulders,
fixed objects (trees) adjacent to the edge of the pavement, and poor vertical and horizontal
alignments. 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.
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An applicant may choose to address the development’s impact on the county’s road
transportation network through dedication of property, construction of road improvements, or
a cash proffer. If an applicant elects to offer cash to address the impact on the county’s road
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 trafficimpacts of residential development, with all of
the funds to be dedicated towards improvements to the roadnetwork. As such, if the applicant
chooses to address the development’s impacts on the county’s road network through payment
of a cash proffer, $9,400 per dwelling unit for improvements to the road network would be
appropriate.
The applicant has proffered to pay $9,400 for each single-family unit (Proffered Condition 1). As
an alternative to providing cash payments, the Proffer allows the applicant to construct a 400-
foot-long lane of pavement along Courthouse Road at the Cherylann Road intersection;
estimated to be valued at approximately $508,000. It should be noted, however, that the actual
cost to provide these improvements could be more or less than this amount. The additional
the Cherylann Road intersection. Staff supports the
pavement will serve as a right turn lane for
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
County’s budget or capital improvement program.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
Virginia Department of Transportation has no comment on this request.
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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 seven (7) minutes. Fire and
EMS is currently unable to meet that goal.
Nearby Fire/EMS Facilities
The Courthouse Fire Station, Company Number 20
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.11 calls per dwelling, it is estimated that this development will
generate 5 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 sectionof the CCPS Adopted Budget for FY2017.
Anticipated School Impacts
Proposal’s School Impacts
Enrollment
Anticipated Schools Percent of
Functional Number of Current
Student Yield by Currently Total
Capacity Trailers Enrollment
School Type Serving Area Functional
Capacity
Elementary 10 Reams 540 0 515 95
Middle 5 Providence 10800 833 77
High8 Monacan17321 1424 82
Total\[1\] 23
Note:
\[1\]
Based upon average number of students per single family dwelling unit countywide at 0.48 students per
unit
Additional Schools Comments
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 (804-751-4998) stevensj@chesterfield.gov
Mission
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.
Nearby Library
North Courthouse Road Library
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
Clarendon Park
Rockwood Park
Public Facilities Plan
The Public Facilities Plan identifies the need for a three community parks, consisting of
approximately 90 acres each, in the vicinity of this location. Land for these community parks has
not been acquired.
The Bikeways and Trails Chapter of the Comprehensive Plan recommends that pedestrian/bicycle
connections be provided to adjacent developments.
The applicant has not offered to address the impacts on pedestrian/bicycle connections.
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UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The proposed request will not impact the public water and wastewater systems
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Environmental Engineering has no comment on this request.
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CASE HISTORY
Applicant Submittals
8/9/16 Application submitted
11/9/16 Proffered conditions were submitted
1/6, 1/12, Revised proffered conditions were submitted
1/27, 2/10,
3/1 &
3/14/17
Community Meetings
11/21/16 Issues Discussed:
Applicant presented concept for development, including a preliminary
discussion on the type, size and design of the homes planned for the
development
Questions relative to planned area sidewalks (outside the request
property) and an existing drainage issue within an adjoining
neighborhood were discussed
1/9/17 Community meeting was cancelled due to inclement weather.
Planning Commission
11/15/16 Action – DEFERRED TO JANUARY 17,2017 ON THEIR OWN MOTION WITH THE
APPLICANT’S CONSENT
1/17/17Action – DEFERRED TO FEBRUARY 21, 2017ON THEIR OWN MOTION WITH
THE APPLICANT’S CONSENT
2/21/17Action – DEFERRED TO MARCH 21, 2017 ON THEIR OWN MOTION WITH THE
APPLICANT’S CONSENT
3/21/17Citizen Comments:
No citizens spoke to this request.
Commission Discussion:
Mr. Jackson advised the Commission that he would abstain from voting on the
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., willconsider
this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
Note: Both the Planning Commission and staff recommend acceptance of the following
proffered conditions, as offered by the applicant.
(Staff Note: Proffered Condition 1 outlined below would delete Proffered Condition 2 of Case
06SN0127. The following proffered conditions have been offered by the applicant in addition to
deleting Proffered Condition 2 of Case 06SN0127.)
Revise proffered condition #2 of Case 06SN0127 to read:
1.Road Cash Proffer. For each dwelling unit, the applicant, sub-divider, or assignee(s) shall
pay $9,400 per dwelling unit (the “Road Cash Proffer Payment”) 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 certificate of occupancy for a dwelling
unit unless state law modifies the timing of the payment.
a.Within 6 months from the date of rezoning approval, the applicant shall have the
option to notify the Transportation Department that as an alternative to making
the Road Cash Proffer Payment, the applicant shall construct an additional lane
of pavement (the “Improvement”) along the northbound lanes of Courthouse
Road from the Cherylann Road intersection south for approximately 400 feet.
The applicant shall dedicate to and for the benefit of Chesterfield County, free
and unrestricted, any additional right of way or easements required for the
Improvement. Prior to the issuance of an occupancy permit, the Improvement
shall be completed or bonded, as determined by the Transportation
Department.
b.In the event that this project falls into a revitalization or focused reinvestment
area as determined by the Board of Supervisors, the Road Cash Proffer Payment
shall be adjusted to the appropriate value according to the Chesterfield County
Cash Proffer Policy at the time of zoning. (T)
2.Architectural/Design Elements:All design elements below are considered minimum
standards. Anything above and beyond these minimums will also be deemed
acceptable. Exceptions can be granted by the Director of Planning on a case by case
basis and may be appealed to the Planning Commission.
a.Front Walks & Driveways
i.Front Walks: A minimum of a 42 inch wide concrete front walk shall be
provided to the front entrance of each dwelling unit, to connect to drives,
sidewalks, or street.
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ii.Driveways: All driveways will be paved.
b.Landscaping and Yards
i.Front Foundation Planting Beds: Foundation planting is required along
the entire front façade of all units. 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 spaced a maximum of four (4)
feet apart. Unit corners shall be visually softened with vertical accent
shrubs (4’-5’) or small evergreen trees (6’-8’) at the time of planting. One
vertical accent shrub may be replaced with a small deciduous tree or
medium shrub (6’-8’) planted in the front yard.
c.Architecture and Materials
i.Exterior Facades: Acceptable siding materials include brick, stone,
masonry, stucco,synthetic stucco (E.I.F.S), horizontal lap siding, board
and batten siding, and shake siding. Siding may be permitted to be
manufactured from natural wood, cement fiber board, or may be
premium quality vinyl siding. Trim and architectural accents may be
made of other materials. Plywood and metal siding are not permitted.
Additional siding requirements:
1.Premium quality vinyl is defined as vinyl siding with a minimum
wall thickness of .042”.
2.Synthetic Stucco (E.I.F.S.) siding shall be finished in smooth, sand
or level texture. Rough textures are not permitted.
ii.Eaves: All eaves on the front elevation of the house will feature 8”
minimum flying rafters.
iii.Variation: Homes directly across from one another or side by side or
diagonally across shall not be of the same elevation or color combination.
iv.Garages:
1.Seventy-five (75) percent of all dwelling units shall have an
attached garage.
2.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,
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garages shall be permitted to project a maximum of four (4) feet
forward of the front line of the main dwelling.
3.For units that employ a garage and architectural design similar
and consistent with designs shown in Exhibit A, Elevations 1
through 4, dated March 13, 2017, garages shall be permitted to
extend beyond the front façade as indicated. Elevation 1 shall be
restricted to a maximum of 5 units.
4.Front loaded and corner side loaded garages shall use an
upgraded garage door. An upgraded garage door is any door with
a minimum of two (2) enhanced features. Enhanced features
shall include windows, raised panels, decorative panels, arches,
hinge straps or other architectural features on the exterior that
enhance the entry (i.e. decorative lintels, shed roof overhangs,
arches, columns, keystones, eyebrows, etc.) Flat panel garage
doors are prohibited on front loaded and corner lot side loaded
garages.
v.Step-down Siding: Stepping the siding down below the first floor shall
only be permitted in circumstancesof unique topographical conditions,
as determined by the Planning Department. Step downs shall be
permitted on the side and rear elevations only, with a maximum of two
(2) steps permitted on any elevation, and with a minimum separation of
eight (8) feet between steps. A minimum of 24 inches of exposed brick or
stone shall be required.
d.Roof Material: Roofing material shall be dimensional architectural shingles or
better with a minimum 30 year warranty.
e.Porches & Stoops
i.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. Pickets shall be supported on top and
bottom rails that span between columns.
ii.Finishes: There will be no unfinished vertical surfaces on front porches.
f.Fencing
i.All yard fencing will be wood, vinyl, or aluminum. There shall be no chain
link fence allowed.
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ii.Fences may not extend past the front façade of the house. (P)
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ATTACHMENT 2
EXHIBIT A – CONCEPTUAL ARCHITECTURE & GARAGE TREATMENTS
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ATTACHMENT 3
APPROVED PROFFERED CONDITIONS (06SN0127)
2017SN0562-2017APR26-BOS-RPT
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