17SN0750
CASE NUMBER: 17SN0750
APPLICANT: Magnolia Lakes, LLC, c/o Roger A. Glover, III
CHESTERFIELD COUNTY, VIRGINIA
BERMUDA DISTRICT
ANALYSIS
AND RECOMMENDATION
Board of Supervisors:
APRIL 26, 2017
Board of SupervisorsTime Remaining:
365 DAYS
Applicant Agent:
JAMES W. THEOBALD (804-771-9513)
Applicant Contact:
ROGER A. GLOVER, III (804-270-7701)
5.1 acres - 5800 Magnolia Cove Circle
Planning Department Case Manager:
DREW NOXON (804-796-7122)
REQUEST
Amendment of zoning development (Case 04SN0314) to amend cash proffers in a Multifamily
Residential (R-MF) District. Specifically, the applicant proposes to amend Proffered Condition 27 of
Case 04SN0314 relative to a cash proffer payment.
Notes: A. Conditions may be imposed or the property owner may proffer conditions.
B. Proffered conditions, approved proffered conditions of Cases 06SN0301 and 04SN0314, Textual Statements
and exhibits are located in Attachments 1 - 7.
SUMMARY
A mix of multi-family condominium and cluster residential housing types, commonly known as
Magnolia Lakes, is under development. There are 28 units included with this request, on which a
cash proffer could be collected, in the amount of $10,420 per dwelling unit. Currently, the potential
value of the approved cash proffer equates to $291,760. With this request, the applicant is
proposing to reduce the cash proffer payment to $3,854, or 41% of the $9,400, per dwelling unit;
equating to a potential value of $107,912.
Existing zoning conditions, and those proffered with this request, provide design and architectural
standards (summarized on pages 5 and 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
Quality design and architecture required by existing zoning conditions and
STAFF
offered by the applicant in this case provide for a convenient, attractive and
harmonious community.
D
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests that the Central Library should be
LIBRARIES
expanded by an additional 6,000 square feet. Land for expansion of this
facility is available on the current site.
PARKS AND The Public Facilities Plan identifies the need for one community park, in the
RECREATION Branders Bridge area of 90 acres. Land for this community park has not been
acquired.
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Comprehensive Plan (The Chester Plan)
Classification: Residential
The designation suggests the property is appropriate for residential use with 7 dwelling units
per acre or more.
Surrounding Land Uses and Development
Blossom
Magnolia
Point Rd
Bluff Ct
Commercial uses
Magnolia
Shore Ln
Ironbridge Rd
Single-family
Chesterfield Community
residential
High School
uses
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PLANNING
Staff Contact: Drew Noxon (804-796-7122) noxona@chesterfield.gov
Zoning History
Case Number Request
Rezoning to R-MF of 20 acres with conditional use planned development to
permit a 275 unit multifamily and cluster residential development. Proffered
Conditions included a cash proffer of $6,542 per unit, in excess of 106 units, to
04SN0314
be allocated to roads, parks, libraries, fire stations and included a reduced
Approved
amount for schools (currently escalated to $10,420). (Proffered Condition 27)
(12/15/2004)
The staff report for Case 04SN0314 analyzed the impact of the proposed
develop
impact.
Amendment of Case 04SN0314 to permit single-family dwellings on individual
06SN0301
lots in Tract B of the approved development. The staff report for Case
Approved
06SN0301 analyzed the impact of the proposed development on public
(8/24/2006)
Proposal
Condominium homes are proposed. An overall maximum of 275 dwelling units are permitted
with the approved zoning, with 28 proposed dwelling units impacted by this request.
Design Requirements of Case 04SN0314
The following provides an overview of the approved design requirements referenced in the
attached case information (Attachments 1 & 6):
Architectural treatment to include materials, 25-year asphalt shingles, foundation and
garage door treatments
Sidewalks, street trees, street lights, buffers, decorative perimeter fencing, hardscaped
driveways and landscaping around buildings
Minimum dwelling size for single family units
Clubhouse/pool as focal point and hardscaped areas for gathering
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.
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The following provides an overview of additional design requirements provided subsequent to
(Attachment 1 - Proffered Condition
2):
Sod and irrigation of front, side and rear yards
Foundation plantings along front facades facing streets
Minimum condominium size (gross floor area) of 1,900 square feet
Two-car garages for all condominium units
The existing conditions of zoning along with the proffered conditions in this current request
include high quality residential design and architectural elements that will continue to 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 TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The applicant has indicated that 28 units are anticipated to be developed on the 5.1 acres.
Based on those numbers of units and applying trip generation rates for a townhouse unit,
development could generate approximately 213 average daily trips. Traffic generated by
development of the property is anticipated to be initially distributed along Iron Bridge Road
(Route 10).
Route 10 is a major arterial with a recommended right of way width of 120 to 200 feet, as
Route 10 is a four-lane divided road. In 2015, the
.
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 13, which encompasses the area south of Route 288, north
and east of Route 10, and west of Chester 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.
An applicant may choose to address t
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 marketed as age-targeted and is anticipated to generate
approximately 41% of the traffic of single-family dwelling unit. Because of this, the traffic
impact of the proposed development could be addressed with $3,854 (41% of $9,400) per
dwelling unit.
The applicant has offered to pay $3,854 per dwelling unit for road infrastructure improvements
(Proffered Condition). Staff supports the request.
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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 AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (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 minutes.
Fire and EMS is currently unable to meet that goal.
Nearby Fire Stations
Chesterfield County Fire Station #1, Chester
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.27 calls per dwelling, it is estimated that this development will
generate 8 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 5 Ecoff 858 2 716 83
Middle 2 Carver 1264 3 983 78
High 3 Bird 2020 5 1829 91
Total \[1\] 10
Note:
Based upon average number of students per multi-family dwelling unit countywide at 0.33 students per unit.
\[1\]
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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.
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests that five (5) new libraries and one (1) community arts center
should be constructed countywide. The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ also suggests that the Central
Library should be expanded by an additional 6,000 square feet. Land for expansion of this
facility is available on the current site.
Nearby Libraries
Central Library
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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.
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one community park, in the Branders Bridge area
of 90 acres nearest this location. Land for this community park 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. Existing facilities are sufficient
to address any impacts.
Nearby Parks Facilities
Fairgrounds Park
Goyne Park
Courthouse Historic Homes Area
Chester Linear Park
\[3\] Elementary School Athletic Areas
\[1\] Middle School Athletic Area
\[1\] High School Athletic Area
\[1\] Specialty School Athletic Area
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
VDOT
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
The request will have no impact upon these facilities
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CASE HISTORY
Applicant Submittals
12/05/16 Application submitted
2/21/17 Proffered conditions submitted.
&
3/29/17
Community Meeting
2/13/17 Community meeting is scheduled
Planning Commission
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 PROFFERED CONDITION
IN ATTACHMENT 1
Motion: Wallin Second: Freye
AYES: Sloan, Freye, Jones and Wallin
ABSTENTION: Jackson
Board of Supervisors
3/15/17 Action
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 CONDITION
Note:
Both the Planning Commission and staff recommend acceptance of the following Proffered
Condition #1, as offered by the applicant. Proffered Condition #2 was provided subsequent to
the Planning Commission. Planning staff is in support of the
additional proffered condition.
CASE NO. 17SN0750
The property owner and 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 under consideration will be
developed according to the following proffers if, and only if, the request submitted herewith
is granted with only those conditions agreed to by the owners and applicant. 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.
The Applicant hereby amends Proffered Condition 27 of Case 04SN0314 to read as follows:
1.Cash Proffers: For each dwelling unit, the applicant, sub-divider, or assignee(s) shall pay
$3,854 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)
New Proffered Condition 2 is hereby provided:
2.Additional Quality Features:
a.Sod and Irrigation. Sod and irrigation shall be required for front, side and rear
yards of all buildings of attached condominium units, except where such yards have
been improved with hardscape, planting beds or other portions of the yard where
grass is not grown.
b.Foundation Plantings. Foundation planting beds shall be required along the entire
façade of buildings of condominium units which face public streets, excluding
decks, porches, patios, architectural features and garages, and shall contain a
minimum of fifty (50) percent evergreen material and have one shrub per three
linear feet of foundation planting bed.
c.Minimum Sizes. Condominium units shall have a minimum gross floor area of 1900
square feet.
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d.Garages. All condominium units shall include a minimum of a two (2) car garage.
(P)
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ATTACHMENT 2
APPROVED PROFFERED CONDITIONS (04SN0314)
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ATTACHMENT 3
TEXTUAL STATEMENT (Case 04SN0314)
November 16, 2004
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ATTACHMENT 4
APPROVED PROFFERED CONDITIONS (Case 06SN0301)
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ATTACHMENT 5
TEXTUAL STATEMENT (Case 06SN0301)
July 5, 2006
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ATTACHMENT 6
EXHIBIT A, DEVELOPMENT TRACT MAP
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ATTACHMENT 7
EXHIBIT B, CONCEPTUAL SITE LAYOUT
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