17SN0752
CASE NUMBER: 17SN0752
APPLICANT: Windermere Development Co., LLC
CHESTERFIELD COUNTY, VIRGINIA
DALE DISTRICT
SIS
AND RECOMMENDATION
Board of Supervisors:
APRIL 26, 2017
Board of SupervisorsTime Remaining:
365 DAYS
Applicant Agent:
ANDREW M. SCHERZER (804-794-0571)
WINDERMERE DEVELOPMENT CO, LLC
5.6 Acres - 5351 Beulah Road
(804-748-7771)
Planning Department Case Manager:
DREW NOXON (804-796-7122)
REQUEST
Amendment of zoning (Case 08SN0254) 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 08SN0254 are located in Attachments
1 and 2.
SUMMARY
A single-family residential subdivision (Windermere) is planned. County records indicate there are
10 units remaining to be constructed, on which a cash proffer could be collected, in the amount of
$21,376 per dwelling unit. Currently, the total potential value of the approved cash proffer
equates to $213,760. 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.
RECOMMENDATION
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 construction of these facilities has not be 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.
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for residential use with a maximum of
2.0 to 4.0 dwelling units per acre.
Surrounding Land Uses and Development
Single-family uses
Single-family uses
-Brentwood
-Orchardhill
Beulah Rd Salem
Church Rd
Church
Vacant land
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PLANNING
Staff Contact: Drew Noxon (804-796-7122) noxona@chesterfield.gov
Zoning History
Case Number Request
Rezoning to R-12 to permit a residential development of 10 lots. Proffered
Conditions included a cash proffer of $18,080 per unit to address development
08SN0254
impacts (currently escalated to $21,376). (Proffered Condition 2)
Approved
The staff report for Case 08SN0254 analyzed the impact of the proposed
(10/22/2008)
impact.
Design Requirements of Case 08SN0254
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 2):
Minimum dwelling size (gross floor area) of 1,700 square feet for one-story units, and
1,800 square feet for units consisting of more than one-story
Foundations of brick or stone veneer
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 Conditions):
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 street
Step down siding permitted based on unique topography with limited step down and
maintaining 24 inches of exposed foundation
Variety of siding materials
All street-facing facades on lots facing multiple streets finished with same materials
30-year architectural/dimensional roof shingles
Architectural treatment to include materials, foundation and garage door treatments
Front porch treatment
Garage door treatment
Screening of ground mounted mechanical equipment
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Sidewalk along Beulah Road frontage
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 to 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 Beulah Road and Salem Church
Road. Specifically, this project would be a substantial improvement in terms of: architectural
variation, paved driveways, foundation treatment, foundation planting beds, front porches,
front walks, screening of HVAC equipment, landscaping, roof materials, and front yard trees.
The project would be generally equivalent to surrounding development in terms of house size
and siding material. The Revitalization Office supports the proposal as proffered.
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COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
Case 08SN0254 establishes a maximum number of 10 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 126 average daily
trips. Traffic generated by development of the property is anticipated to be initially distributed
to Salem Church Road and Kingsland Road.
Salem Church Road is a collector with a recommended right of way width of 70 feet, as
-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 between Beulah Road and Kingsland
Roa
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
3,605
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.
d
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. As such, if the applicant
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of a cash proffer, $9,400 per dwelling unit for improvements to the road network would be
appropriate.
According to the Office of Revitalization, the property is located within a revitalization area.
Under the Road Cash Proffer Policy, no road cash proffer will be accepted for development in
these areas.
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
s budget or capital improvement program.
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 0.20 calls per dwelling, it is estimated that this development will
generate 2 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.
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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 Total
Capacity Trailers Enrollment
School Type Serving Area Functional
Capacity
Elementary 3 Beulah 546 8 623 114
Middle 1 Salem 1089 8 911 84
High 2 Bird 2020 5 1829 91
Total \[1\] 6
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit.
\[1\]
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that Beulah Elementary School be revitalized or replaced.
In November 2016 the Board of Supervisors approved Case 17PD0147 for substantial accord to
permit an elementary school located along Beulah Road north of Kingsland Road. Post 2020,
the Plan also 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 Plan.
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
resource for information and materials, and now serves as a community gathering place for
educational, cultural and informational services; community support during emergencies;
economic development; and revitalization activities.
Nearby Libraries
Central Library
Meadowdale 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.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
No comments have been submitted to date.
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.
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CASE HISTORY
Applicant Submittals
12/5/2016 Application submitted
2/20, Proffered conditions submitted
3/3, 3/13 &
3/14
Community Meeting
2/16/17 Issues Discussed:
Access to Beulah Road from the development
Home quality compared to surrounding communities
Sidewalks in the development
Planning Commission Meeting
3/21/17 Citizen Comments:
One citizen spoke to this request, noting concerns relative to the lack of turn
lanes into the proposed development and consideration of the cash proffer
amendment prior to further policy discussions by the Board.
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: Jackson 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 CONDITION
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, Proffered Conditions 2 of Case 08SN0254 shall be deleted. All
other conditions of Case 08SN0254 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.
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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 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
masonry piers. Extended front porches shall be a minimum of four (4)
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.Heating, Ventilation and Air Conditioning (HVAC) Units and Whole House
Generators. Units shall initially be screened from view of public roads by
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landscaping or low maintenance material, as may be approved by the Planning
Department. (P)
2.Sidewalk. A five (5) foot wide concrete sidewalk shall be provided along Beulah Road for
the entire property frontage. The sidewalk shall be designed and constructed to VDOT
standards. The sidewalk shall be constructed subsequent to the Beulah Elementary
School road improvements. The sidewalk shall be constructed or bonded before the
issuance of the final certificate of occupancy, or within six (6) months after the Beulah
Elementary School road improvements are complete, whichever occurs first. (P)
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ATTACHMENT 2
APPROVED CONDITIONS (08SN0254)
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