17SN0768
CASE NUMBER: 17SN0768
APPLICANT: Main Street Homes
CHESTERFIELD COUNTY, VIRGINIA
CLOVER HILL DISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing: APRIL 26, 2017
Board of SupervisorsTime Remaining:365 DAYS
Applicant’s Contact:
ANDREW SCHERZER (804-794-0571)
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
5.8 Acres – 6624 Temie Lee Parkway
REQUEST
Amendment of zoning approval (Case 15SN0626) to amend cash proffers in a Residential (R-12)
District. Specifically, the amendment is proposed to modify the Proffered Condition 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 and approved conditions are located in Attachments 1 -3.
SUMMARY
A single-family residential subdivision (Lees Forest) is under development. There are 12 units
included with this request, on which a cash proffer could be collected, in the amount of $18,966 per
dwelling unit. Currently, the total potential value of the approved cash proffer equates to $227,592.
With this request, the applicant is proposing to reduce the cash proffer payment to $9,400 per
dwelling unit; equating to a total potential value of $112,800.
Existing zoning conditions, and those proffered with this request, provide design and architectural
standards (summarized on pages5and 6)that are compatible with the surrounding community.
RECOMMENDATION
APPROVAL
COMMISSION
AYES: Sloan, Freye, Jones and Wallin ABSTENTION: Jackson
PLANNING AND TRANSPORTATION - APPROVAL
The 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.
The development’s traffic impact will be addressed by providing cash
payments.
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The Public Facilities Plan suggests:
new elementary school in the vicinity of Hull Street and Otterdale
Roads;
SCHOOLS
new middle school in the vicinity of Hull Street and Otterdale
Roads;
new high school in the vicinity of Genito and Otterdale Roads.
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.
The Public Facilities Plan suggests the Clover Hill Library should be
LIBRARIES expanded, replaced or a new facility shall be constructed in the general
vicinity at or near current site. Land for expansion or replacement of this
facility has not been acquired.
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL I
The designation suggests the property is appropriate for residential use with a maximum of 2
dwelling units per acre.
Surrounding Land Uses and Development
Lands End Subdivision
Southshore Subdivision
Chesterfield Career &
Technical Center @ Hull
St Clair Subdivision
Temie Lee
Parkway
St. Elizabeth Drive
Commercial Use
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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 containing
a maximum of twenty-five (25) dwelling units. Conditions included a cash proffer
06SN0174
of $15,600 per unit to be allocated to roads, parks, libraries, fire stations and
Approved
schools. (Condition 2)
(5/2006)
The staff report for Case 06SN0174 analyzed the impact of the proposed
development on public facilities and the applicant’s offer to mitigate that impact.
Amendment of 06SN0174to reduce cash proffers (escalated at time of
amendment to $22,245). Conditions included an amended cash proffer of
15SN0626
$18,966 per unit allocated to roads, parks, libraries, fire stations and schools
Approved
(currently escalated to $18,966). (Condition)
(7/2015)
The staff report for Case 15SN0626 analyzed the impact of the proposed
development on public facilities and the applicant’s offer to mitigate that impact.
Proposal
Single family residential uses are proposed. An overall maximum of 25 dwelling units are
permitted with the approved zoning. Twenty-two (22) lots are recorded within the original
zoning boundaries. Twelve (12) of these recorded lots would be impacted by this request.
Design Requirements of Case 06SN0174
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 2):
Minimum house sizes
Sidewalks
Brick or stone veneer foundations
Landscaping adjacent to Lands End Subdivision
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 offered as part of this
request (Attachment 1 - Proffered Condition 2):
Architectural styles compatible to homes constructed in the Lees Forest subdivision
Varied architectural style for dwellings located side-by-side, directly across a street, or
diagonally across a street
30-year architectural/dimensional roof shingles
Maximum projection for front-loaded garages from front facade; upgraded garage door
treatments for front and corner-side loaded garages
Step-down siding permitted under unique topographical situations with restrictions on
the minimum exposed foundation, location, and size of the step-downs specified
Variety of siding materials to include vinyl with minimum thickness of 0.042 inches
Front porch or stoop treatments, if provided
Front foundation planting beds and installation or retention of a front yard tree
Concrete, asphalt or decorative paver driveways and concrete front walks
As suggested by the Comprehensive Plan goals and zoning ordinance, the proffered conditions
of this current request along with those approved with Case 06SN0174 include design and
architectural elements that will be compatible with the surrounding community.
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COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The property consists of 12 recorded lots. Based on those numbers of lots and applying trip
generation rates for a single-family dwelling, development could generate approximately 149
average daily trips. Traffic generated by development of the property will initially be
distributed to Hull Street Road (Route 360).
Hull Street Road is identified on the County’s Thoroughfare Plan as a major arterial with a
recommended right of way width of 120 to 200 feet. This section of Hull Street Road is an eight
lane divided road. In 2015, the traffic count on Hull Street Road 49,000 vehicles per day (Level
of Service “D”).
Section 19.1-231 of the County Code outlines the general requirements to meet the needsof
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. Many of the 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 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 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 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 per dwelling unit (Proffered Condition 1). Staff
supports the request.
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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
County’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
The Clover Hill Fire Station, Company Number 7
Anticipated Fire & EMS Impacts/Needs
Based on an average of0.2 calls per dwelling, it is estimated that this development will
generatefive (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 plansuggests 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 3 Clover Hill 759 8 784 103
Middle 1 Swift Creek 10303 1035 101
High2 Clover Hill 1598- 1868 117
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
Post 2020, the Plan recommends a new elementary school in the vicinity of Hull Street and
Otterdale Roads, east of Skinquarter Road and south of Duval Road, a new middle school in the
vicinity of Hull Street and Otterdale Roads, and a new high school in the vicinity of Genito and
Otterdale Roads northwest of Swift Creek Reservoir, 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
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 Libraries
Clover Hill Library
Public Facilities Plan
The Public Facilities Plan suggests the Clover Hill library should be expanded/replaced or a new
facility shall be constructed in the general vicinity at or near current site. Land for expansion or
replacement of this facility has not been acquired.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
To date, no comments have been received.
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
The proposed request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
1/9/17 Application submitted
3/3 & Revised proffered conditions were submitted
3/13/17
3/15, 3/16, Revised proffered conditions were submitted
3/20/17
Community Meeting
3/14/17Issues Discussed:
Concern about proffer reduction not being equitable for those property
owners that have paid a full cash proffer for their home within the
development
Developer’s ability to notify current property owners in Lees Forest
Subdivision of restrictive covenant requirements, relative to architecture
and new development
Style and types of homes to be built
Planning Commission
3/21/17Citizens 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 6:30p.m., will consider
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.
With the approval of this request, Proffered Condition 1 of Case 15SN0626 shall be amended as
outlined below.
Cash Proffers. For each dwelling unit, the applicant, sub-divider, or assignee(s) shall pay
1.
$9,400 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)
The Applicant hereby offers the following proffers:
Architectural/Design Elements:
2.
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 42-inch-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. A tree
shall be planted or retained on both street frontages on corner lots. 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.
ii.Front Foundation Planting Beds: Foundation planting is required along
the entire front façade of all units, and shall extend along all sides facing
a street. Foundation Planting 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. Unit
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corners shall be visually softened with vertical accent shrubs (4’-5’) or
small evergreen trees (6’-8’) at the time of planting.
c.Architecture and Materials
i.Style and Form:The architectural styles shall be interpretations of
traditional Richmond architecture, using forms and elements compatible
with those in the Lees Forest subdivision such as Georgian, Adam,
Classical Revival Colonial, Greek Revival, Queen Anne, and Craftsman
Styles.
ii.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.
iii.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 at time of plans review due to
unique design circumstances.
iv.Exterior Facades: Acceptable siding materials include brick, stone,
masonry, 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 with a minimum wall thickness of
0.042 inches. Plywood and metal siding are not permitted.
d.Roof Materials: Roofing material shall be dimensional architectural shingles or
better with a minimum 30-year warranty.
e.Porches and Stoops
i.Front Porches: All front entry stoops and front porches shall be
constructed with continuous masonry foundation wall or on 12” x 12”
masonry piers. Extended 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.
i.All units shall have an attached garage. Front loaded attached garages
shall be permitted to extend as far forward from the front line of the
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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, garages shall be permitted to project a maximum of four
(4) feet forward of the front line of the main dwelling.
ii.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.
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 approved by the Planning
Department. (P)
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ATTACHMENT 2
APPROVED CONDITIONS (06SN0174)
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ATTACHMENT 3
APPROVED CONDITIONS (15SN0626)
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