17SN0746
CASE NUMBER: 17SN0746 (AMENDED)
APPLICANT: Dean T. Patrick
CHESTERFIELD COUNTY, VIRGINIA
DALE DISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
MAY 24, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant’s Agent:
ANDREW M. SCHERZER (804-794-0571)
Applicant’s Contact:
DEAN T. PATRICK (804-387-9124)
20.5 Acres – 6936 Autumn Point Drive
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
REQUEST
(AMENDED) Amendment of zoning approval (Case 05SN0136) to amend cash proffers in a
Residential (R-12) District. Specifically, the applicant proposes to delete 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. A proffered condition and approved zoning conditions from Case 05SN0136 are located in Attachments 1
and 2.
SUMMARY
A single-family residential subdivision (Autumn Grove) is under development. There are 43 units
included with this request, on which a cash proffer could be collected, in the amount of $18,318 per
dwelling unit. Currently, the total potential value of the approved cash proffer equates to $787,674.
With this request, the applicant is proposing to eliminate the cash proffer payment.
Existing zoning conditions, and those proffered with this request provide design and architectural
standards (Summarized on Pages 7 & 8) that are comparable in quality to the surrounding
community.
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING AND TRANSPORTATION – APPROVAL
Quality design and architecture provide for a convenient, attractive, and
STAFF harmonious community.
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
The Public Facilities Plan suggests revitalization or replacement of Falling
Creek Middle School and a new high school facility in the vicinity of
SCHOOLSChester 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.
The Public Facilities Plan suggests the Central Library should be expanded,
replaced or a new facility shall be constructed in the general vicinity of
LIBRARIES
Kingsdale, Chester and Hopkins Roads. Land for expansion or replacement
of this facility has not been acquired.
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TABLE A
REQUEST PROPERTIES
Tax Identification Number Address
774-678-7696 5937 AUTUMNLEAF DR
774-678-7787 5931 AUTUMNLEAF DR
774-678-7978 5925 AUTUMNLEAF DR
774-678-8069 5919 AUTUMNLEAF DR
774-678-8260 5913 AUTUMNLEAF DR
774-678-8552 5907 AUTUMNLEAF DR
774-678-9044 5901 AUTUMNLEAF DR
774-678-9235 5861 AUTUMNLEAF DR
774-678-9426 5855 AUTUMNLEAF DR
774-678-9693 5930 AUTUMNLEAF DR
774-678-9717 5849 AUTUMNLEAF DR
774-678-9985 5924 AUTUMNLEAF DR
774-679-7237 5961 AUTUMNLEAF DR
774-679-7249 5967 AUTUMNLEAF DR
774-679-7417 5949 AUTUMNLEAF DR
774-679-7427 5955 AUTUMNLEAF DR
774-679-7506 5943 AUTUMNLEAF DR
774-679-8252 5972 AUTUMNLEAF DR
774-679-9221 5948 AUTUMNLEAF DR
774-679-9302 5936 AUTUMNLEAF DR
774-679-9312 5942 AUTUMNLEAF DR
774-679-9330 5954 AUTUMNLEAF DR
774-679-9348 5966 AUTUMNLEAF DR
774-679-9639 5960 AUTUMNLEAF DR
775-677-0299 5837 AUTUMNLEAF DR
775-677-0490 5831 AUTUMNLEAF DR
775-677-0581 5825 AUTUMNLEAF DR
775-677-0758 5819 AUTUMNLEAF DR
775-677-2445 5806 AUTUMNLEAF DR
775-677-2864 5812 AUTUMNLEAF DR
775-677-2892 5830 AUTUMNLEAF DR
775-677-3073 5818 AUTUMNLEAF DR
775-677-3083 5824 AUTUMNLEAF DR
775-678-0008 5843 AUTUMNLEAF DR
775-678-0276 5918 AUTUMNLEAF DR
775-678-0467 5912 AUTUMNLEAF DR
775-678-0759 5906 AUTUMNLEAF DR
775-678-1249 5812 KOUFAX DR
775-678-1530 5813 KOUFAX DR
775-678-2019 5848 AUTUMNLEAF DR
775-678-2310 5842 AUTUMNLEAF DR
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REQUEST PROPERTIES(CONTINUED)
Tax Identification Number Address
775-678-2432 5807 KOUFAX DR
775-678-2601 5836 AUTUMNLEAF DR
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II, COMMUNITY MIXED USE & MEDIUM-
HIGH DENSITY RESIDENTIAL
The designation suggests the property is appropriate for residential use with a maximum of 2 to
4 dwelling units per acre; an integrated mixture of concentrated commercial and higher density
residential uses with public spaces, located on tracts having sufficient size to accommodate
such mixtures; and Various residential types including, but not limited to, single family, two-
family, zero lot line, townhouse, condominium and multifamily dwellings.
Surrounding Land Uses and Development
Single-family uses
(Autumn Grove Subdivision)
Vacant
Single-family uses
(Stonebridge Subdivision)
Route 10
Autumn
Point Drive
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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 eighty (80) dwelling units. Conditions included a cash proffer of
05SN0136 $11,500 per unit (escalated by the Marshall and Swift Building Cost Index,
Approved amount is currently $18,318) to be allocated to roads, parks, libraries, fire
(6/2005)stations and schools. (Proffered Condition 2)
This staffreport for Case 05SN0136 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 eighty (80) dwelling units are
permitted with the approved zoning. Seventy-eight (78) lots are recorded within the boundaries of
the original zoning request, of which forty-three (43) would be impacted by this request.
Design Requirements of Case 05SN0136
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 2):
Minimum house sizes
Brick or stone veneer foundations
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):
Architectural styles compatible to homes constructed in the Autumn Grove subdivision
Varied architectural style for dwellings located side-by-side or directly 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
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Step-down siding permitted under unique topographical situations with restrictions on
the minimum exposed foundation, location, and size of the step-downs clarified
Variety of siding materials to include vinyl with minimum thickness of 0.042 inches
Front and rear porch treatments, if provided
Front foundation planting beds and installation or retention of a front yard tree
Concrete orasphalt 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 05SN0136 include design and
architectural elements that will be compatible with the surrounding community.
REVITALIZATION
Staff Contact: Carl Schlaudt(804-318-8674) schlaudtc@chesterfield.gov
The project site is located in a revitalization area, consistent with the criteria-based approach of
Road Cash Proffer Policy Section B.5 (as amended by the Board of Supervisors on April 26,
2017).
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 generally bordered by
Iron Bridge Road, Irongate Drive, and Beulah Road. Specifically, this project would be a substantial
improvement in terms of: architectural variation, hardscaped driveways, exposed foundation
treatment, foundation planting beds, front porch design, hardscaped front walkways, garage
design, minimum house size, roof materials, siding materials, and yard trees. This project would be
generally equivalent to surrounding development in terms of common recreational area (not
provided), sidewalks (not provided), and street trees (not provided). The project would be
generally less equivalent to surrounding development in terms of HVAC screening (not provided)
and sodded front yards (not provided). 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 05SN0136 establishes a maximum number of 80residential lots that can be developed
(Proffered Condition 5). Based on those number of lots and trip generation rates for a single-
family dwelling, the proposed development could generate approximately 855 average daily
trips. The 43 recorded lots in the applicant’s current request could generate approximately 484
average daily trips.Traffic generated by development of the property will be initially distributed
via residential streets to Irongate Drive and Beulah Road.
Irongate Drive is a collector with a recommended right of way width of 70 feet, as identified on
the County’s Thoroughfare Plan. Irongate Drive is a two-lane road. VDOT minimum geometric
design standards recommend this road have 12-foot lane widths and 10 foot shoulders. In
2015, the traffic count on Irongate Drive south of Route 10 was 5,100 vehicles per day (Level of
Service “D”).
Beulah Road is identified on the County’s Thoroughfare Plan as a major arterial with a
recommended right of way width of 90 feet. Beulah Road is a two-lane road. 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. In 2015, the traffic count on Beulah Road between Kingsland Road and Salem
Church Road was 7,350 vehicles per day (Level of Service “D”).
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.
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
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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: 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. Financestaff will
advise the County Administrator if changed economic circumstances require adjustments to the
County’s budget or capital improvement program.
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VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
The proposed request will not impact these facilities.
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 7 minutes. Fire and EMS is
currently unable to meet that goal.
Nearby Fire/EMS Facilities
The Dale Fire Station, Company Number 11
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.2 calls per dwelling, it is estimated that this development will
generate 9 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 Total
Capacity Trailers Enrollment
School Type Serving Area Functional
Capacity
Elementary 9 Beulah 5468 623 114
Middle 5 Falling Creek125514 1189 95
High7 Meadowbrook 16264 1650 101
Total\[1\] 21
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit.
\[1\]
Public Facilities Plan
The Public Facilities Plan recommends that Beulah Elementary School berevitalized 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 revitalization or replacement of Falling Creek Middle
School 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
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
Central Library
Public Facilities Plan
The Public Facilities Plan suggests the Central library should be expanded 6,000 square feet
within existing facility. It is recommended that a new facility shall be constructed in the general
vicinity of Kingsdale, Chester and Hopkins Roads. Land for expansion or replacement of this
facility or new 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.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The proposed request to reduce cash proffer will not impact the public water and wastewater
systems.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Proffered Condition 10 of Case 05SN0136 was offered to address drainage impacts on adjacent
properties, and will not be affected with this amendment.
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CASE HISTORY
Applicant Submittals
12/8/16 Application submitted
1/30, 2/17, Revised proffered conditions were submitted
2/23, 2/27,
3/8/17
3/7/17 Revised application submitted to add recently recorded lots in Autumn Grove,
Section B
3/29 & Revised proffered conditions submitted
4/3/17
Community Meeting
1/23/17Issues Discussed:
Price and size of future homes
Timetable for development of remaining homes and road improvements
Speeding concerns along Koufax Drive
Location of development within a Focused Investment & Redevelopment
Area
Quality elements to be proffered in the request by the applicant, including
building materials and driveway treatments
Planning Commission
3/21/17Action –DEFERRED TO APRIL 18, 2017 ON THEIR OWN MOTION WITH THE
APPLICANT’S CONSENT
4/26/2017 Citizen Comments:
No citizens spoke to this request.
Recommendation – APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITION IN ATTACHMENT 1
Motion: Freye Second: Wallin
AYES: Sloan, Jackson, Freye, Jones and Wallin
The Board of Supervisors on Wednesday, May 24, 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, as offered by the applicant.
With the approval of this request, Proffered Condition 2 of Case 05SN0136 shall be deleted. All
other conditions of Case 05SN0136 shall remain in force and effect.
The Applicant hereby offers the following proffer:
1.Architectural/Design Elements
A.Driveways/Front Walks
1.Driveways: All private driveways servingresidential uses shall be brushed
concrete, stamped concrete, exposed aggregate concrete or asphalt.
2.Front Walks: A minimum of a three (3) foot wide concrete front walk shall
be provided to each dwelling unit to connect to drives, sidewalks or streets.
B.Landscaping and Yards
1.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 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 or evergreen tree and have a minimum caliper of 2.5 inches.
Native trees shall be permitted to have a minimum caliper of 2 inches.
2.Front Foundation Planting Beds: Front foundation planting beds shall be
required along the entire front facades of all units, and shall extend along all
sides facing a street. 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 landscaping 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.
C.Architecture and Materials
1.Style and Form:The architectural styles shall be interpretations of
traditional Richmond architecture, using forms and elements compatible
with those in the adjacent Autumn Grove Subdivision such as Georgian,
Adam, Classical Revival Colonial, Greek revival, Queen Anne, and Craftsman
Styles.
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2.Repetition:Dwellings with the same elevations may not be located adjacent
to or directly across from each other on the same street. This requirement
does not apply to units on different streets backing up to each other.
3.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.
4.Exterior Facades:Acceptable siding materials include brick, stone, masonry,
stucco, synthetic stucco (E.I.F.S), 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:
a.Where a dwelling borders more than one street, all street-facing
facades shall be finished in the same materials.
b.Premium quality vinyl is defined as vinyl siding with a minimum wall
thickness of .042”.
c.Synthetic Stucco (E.I.F.S) siding shall be finished in smooth, sand or
level texture. Rough textures are not permitted.
D.Roof Material: Roofing material shall be dimensional architectural shingles or
better with a minimum 30-year warranty.
E.Porches, Stoops and Decks
1.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:
1.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, garages shall be permitted to project a
maximum of two (2) feet forward of the front line of the main dwelling.
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2.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, hingestraps 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. (P)
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ATTACHMENT 2
APPROVED CONDITIONS (05SN0136)
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