17SN0751
CASE NUMBER: 17SN0751
APPLICANT: 3HD Holding Company
CHESTERFIELD COUNTY, VIRGINIA
DALE DISTRICT
AND RECOMMENDATION
Board of Supervisors:
APRIL 26, 2017
Board of SupervisorsTime Remaining:
365 DAYS
Applicant Agent:
ANDREW M. SCHERZER (804-794-0571)
3HD HOLDING COMPANY (804-748-7771)
62.8 Acres - 5001 Kingsland Road, 8400 &
Planning Department Case Manager:
8500 Salem Church Road, and 8400 & 8402
DREW NOXON (804-796-7122)
Windingrun Lane
REQUEST
Amendment of zoning (Case 05SN0295) to amend cash proffers in a Residential (R-12) District.
Specifically, the amendment is proposed to delete Proffered Condition 2 relative to cash proffer
payment.
Notes:
A.The only condition that may be imposed is a buffer condition. The property owner may proffer conditions.
B.A proffered condition and approved proffered conditions of Case 05SN0295 are located in Attachments
1 and 2.
SUMMARY
A single-family residential subdivision (Reedy Springs) is planned. County records indicate there
are 110 units included in 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 $2,500,740. With this request, the applicant is proposing to eliminate the cash proffer
payment as the property is located within an area identified as a revitalization area.
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
PLANNING
COMMISSION
AYES: Sloan, Freye, Jones and Wallin ABSTENTION: Jackson
PLANNING AND TRANSPORTATION APPROVAL
The quality design and architecture required by existing zoning conditions
and proffered in this request provide for a convenient, attractive and
STAFF
harmonious community.
The property is located within a revitalization area. Under the Road Cash
Proffer Policy, no road cash proffer will be accepted.
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new middle school
SCHOOLS facility in the vicinity of Chester and West Hundred Roads, and a new high
school facility in the vicinity of Chester Road and Route 288 north of Route
10. Land for these facilities has not been acquired.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that a new facility shall be
LIBRARIES
constructed in the general vicinity of Kingsdale, Chester and Hopkins
Roads. Land for this new facility has not been acquired.
PARKS AND The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one Community Park
RECREATION consisting of 90 acres in the vicinity. Land for this park has not been
acquired.
217SN0751-2017APR26-BOS-RPT-C
317SN0751-2017APR26-BOS-RPT-C
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
Salem
Kingsland Rd
Church Rd
Single-family use
Single-family uses
Bendahl Valley
First Tee
Single family
Golf Course
use
-Kingsland
Woods
Retriever Rd
Single family use
-Huntingcreek Hills
417SN0751-2017APR26-BOS-RPT-C
PLANNING
Staff Contact: Drew Noxon (804-796-7122) noxona@chesterfield.gov
Zoning History
Case Number Request
98SN0288 Conditional use to permit a communications tower in an A District.
Approved
(09/23/1998)
Rezoning to R-12 to permit a residential development of 110 lots. Proffered
Conditions included a cash proffer of $15,600 per unit to address development
05SN0295
impacts (currently escalated to $22,734). (Proffered Condition 2)
Approved
The staff report for Case 05SN0295 analyzed the impact of the proposed
(11/22/2005)
impact.
Design Requirements of Case 05SN0295
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 2):
Minimum dwelling size (gross floor area) of 1,800 square feet, with a maximum of 30
dwellings at less than 2,000 square feet
Foundations of brick or stone veneer
Pedestrian access easement along Reedy Creek
Buffers within open space
Restrictive covenants (county would ensure recordation, but not enforcement)
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 (to include asphalt) and front walks
One street tree per lot
Front foundation planting beds
Front yards sodded and irrigated
Varied elevations for dwellings located side-by-side, directly or diagonally across
Step down siding permitted based on unique topography; side and rear elevations with a
minimum of 24 inches brick or stone foundation exposed; limited to maximum of 2 siding
steps on any elevation
Variety of siding materials to include vinyl with minimum thickness of 0.42 inches
517SN0751-2017APR26-BOS-RPT-C
All street-facing facades finished in same materials
30-year architectural/dimensional roof shingles
Architectural treatment to include materials, foundation and garage door treatments
Front porch treatment
Attached garages required on 75% of dwellings. Front-loaded and corner-side loaded
garages permitted with upgraded doors.
Screening of ground mounted mechanical equipment
As suggested by the Comprehensive Plan goals and Zoning Ordinance, the proffered conditions
of this current request along with those approved with Case 05SN0295 include quality design
and architectural elements that will likely enhance the surrounding community.
REVITALIZATION
Staff Contact: Carl Schlaudt (804-318-8674) schlaudtc@chesterfield.gov
The project site is located in a proposed revitalization area, as shown 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, it directed staff to use the map for the purposes of evaluating
zoning cases until there is formal policy guidance. 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 near the intersection of Kingsland Road and Salem Church
Road. Specifically, this project would be a substantial improvement in terms of: architectural
variation, paved driveways, foundation planting beds, front porches, front walks, garages,
minimum house size, screening of HVAC equipment, open space, roof materials, and front yard
trees. The project would be generally equivalent to surrounding development in terms of
common recreation area, exposed foundations, landscaping, roof form, sidewalks, siding
material, and street trees. The Revitalization Office supports the proposal as proffered.
617SN0751-2017APR26-BOS-RPT-C
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
Case 05SN0295 establishes a maximum number of 110 residential lots that can be developed
(Proffered Condition 3). Based on those number of lots and trip generation rates for a single-
family dwelling, the proposed development could generate approximately 1,146 average daily
trips. Traffic generated by development of the property is anticipated to be initially distributed
along Salem Church Road and to Kingsland Road.
Salem Church Road is a collector with a recommended right of way width of 70 feet, as
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Salem Church Road is a two-lane road. Sections
of the road are substandard, with approximately 10-foot lane widths. VDOT minimum
geometric design standards recommend this road have 12-foot lane widths and 10 foot
shoulders. In 2015, the traffic count on Salem Church Road south of Kingsland Road was 5,930
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ as a major arterial with a
recommended right of way width of 90 feet. Kingsland Road is a two-lane road. Sections of the
road are substandard, with approximately 9-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 Kingsland Road west of Salem Church Road was
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 located within Traffic Shed 9, which encompasses the area of the County
bounded by I-95, Chippenham Parkway, Route 10, and Route 288. Some of the 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. 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 c
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.
717SN0751-2017APR26-BOS-RPT-C
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.
BUDGET & MANAGEMENT
Staff Contact: Allen Carmody (804-748-1600) carmodya@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 (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
Airport Fire Station, Company Number 15
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.27 calls per dwelling, it is estimated that this development will
generate 30 annual calls for Fire/EMS services.
Additional Fire and EMS Comments
This request will have minimal impact on Fire and EMS. 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.
817SN0751-2017APR26-BOS-RPT-C
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 Total
Capacity Trailers Enrollment
School Type Serving Area Functional
Capacity
Elementary 23 Salem Church 636 0 590 93
Middle 12 Salem Church 1089 8 911 84
High 18 Bird 2020 5 1829 91
Total \[1\] 53
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit.
\[1\]
Public Facilities Plan
Post 2020, the tƌğƓ recommends a new middle school facility in the vicinity of Chester and
West Hundred Roads, and a new high school facility in the vicinity of Chester Road and Route
288 north of Route 10, however at this time a budget has not been developed for the
acquisition of land or construction of these school facilities as recommended in the tƌğƓ.
917SN0751-2017APR26-BOS-RPT-C
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
Central Library
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that a new facility shall be constructed in the general
vicinity of Kingsdale, Chester and Hopkins Roads. Land for this new facility has not been
acquired.
1017SN0751-2017APR26-BOS-RPT-C
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 \[within 3 mile radius\]
Cogbill Park \[undeveloped\]
Daniel Park
Fairgrounds Park
Goyne Park
Bensley Park
5 Elementary School Athletic Areas
1 Middle School Athletic Areas
3 High School Athletic Areas
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one Community Park, of 90 acres, nearest this
location. Land for this 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 tƌğƓ and connections from these routes
and existing pedestrian/bicycle facilities to adjacent developments. The tƌğƓ recommends a route
ek and south of the property through
Huntingcreek subdivision. The applicant has made provisions for the route along Reedy Creek with
Case 05SN0295 (Proffered Condition 15).
The applicant is encouraged to consider a pedestrian/bicycle system within the development and
connection of pedestrian/bicycle facilities to adjacent subdivision to the south, where feasible, and
is compatible with the planned development.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384)
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 not impact these facilities.
1117SN0751-2017APR26-BOS-RPT-C
CASE HISTORY
Applicant Submittals
12/5/2016 Application submitted
2/23/2017 Proffered conditions submitted
&
3/13/2017
Community Meeting
02/16/17 Issues Discussed:
Improvements to Kingsland and Salem Church Roads including roundabout
at intersection
Timeline for development
Home prices
Impact of homes on public facilities
Planning Commission Meeting
3/21/17 Citizen 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
CONDITION 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.
1217SN0751-2017APR26-BOS-RPT-C
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 of Case 05SN0295 shall be deleted. All other
conditions of Case 05SN0295 shall remain in force and effect.
The Applicant hereby offers the following proffered conditions:
1. Architectural/Design Elements:
a. Driveways/Front Walks
i. Driveways: All portions of driveways and parking areas shall be brushed
concrete, stamped concrete, exposed aggregate concrete, asphalt or decorative
pavers.
ii. Front Walks: A minimum of a three (3) foot wide concrete front walk shall be
provided to the front entrance of each dwelling unit, to connect to drives,
sidewalks or street.
b. Landscaping
i. Front Yard Tree: One (1) tree per lot shall be planted or retained along both sides
of all streets. A tree shall be planted or retained on both street frontages on corner
lots. The tree shall be planted or retained along the front property line within the
street side half of the required front yard setback. The front yard tree shall be a
large deciduous tree and have a minimum caliper of 2.5 inches. Native trees shall
be permitted to have a minimum caliper of 2 inches.
i. 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.
ii. Front Yards: Except for the foundation planting bed, all front yards shall be
sodded and irrigated.
c. Architecture and Materials
i. Repetition: Dwellings 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.
ii. Step-down Siding: Stepping the siding down below the first floor shall only be
permitted in circumstances of unique topographical conditions. Step downs shall
1317SN0751-2017APR26-BOS-RPT-C
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, unless a lesser amount is approved by the Planning Department due to
unique design circumstances.
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 constructed with
continuous masonry foundation
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. A minimum of seventy-five (75) percent of all dwelling units shall have an
attached garage. Front loaded attached garages shall be permitted to extend beyond the
front façade if an upgraded garage door is provided. 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 garages doors are prohibited.
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. (P)
1417SN0751-2017APR26-BOS-RPT-C
ATTACHMENT 2
APPROVED CONDITIONS (05SN0295)
1517SN0751-2017APR26-BOS-RPT-C
1617SN0751-2017APR26-BOS-RPT-C
1717SN0751-2017APR26-BOS-RPT-C
1817SN0751-2017APR26-BOS-RPT-C
1917SN0751-2017APR26-BOS-RPT-C
2017SN0751-2017APR26-BOS-RPT-C
2117SN0751-2017APR26-BOS-RPT-C
2217SN0751-2017APR26-BOS-RPT-C
2317SN0751-2017APR26-BOS-RPT-C