17SN0747
CASE NUMBER: 17SN0747 (AMENDED)
APPLICANT: Brown’s Bluff LLC
CHESTERFIELD COUNTY,
VIRGINIA
CLOVER HILL DISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
MAY 24, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant’s Agent:
ANDREW SCHERZER (804-794-0571)
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
20.7 Acres – 10300 Sandy Ridge Drive
REQUEST
(AMENDED) Amendment of zoning approval (Case 04SN0269) to amend cash proffers in Residential
(R-12) and Residential (R-15) Districts. Specifically, the applicant proposes to delete Proffered
Condition 3 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 condition, Exhibit A, and approved zoning conditions from Case 04SN0269 are located in
Attachments 1 - 3.
C. Since the Commission’s consideration of this case, it has been determined that this property is located in
a revitalization area (reference Revitalization Office section of report).
SUMMARY
Two (2) single-family residential subdivisions (Colony Pointe and Brown’s Bluff) are under
development. The original zoning (Case 04SN0269)was approved with a density of 170 units and
the cash proffer amount of $11,500 per dwelling unit; escalated by the Marshall and Swift Building
Cost Index to the current amount of $18,318. There are approximately 74 units remaining to be
constructed, of which 51 have been included with this request.
Currently, the total potential value of the approved cash proffer equates to $934,218, based on the
51 subject properties. With this request, the applicant is proposing to eliminate the cash proffer
payment as the property is located within an area identified for revitalization.
Existing zoning conditions, and those proffered with this request provide design and architectural
standards (Summarized on Pages 6 & 7) that are comparable in qualityto the surrounding
community.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING AND TRANSPORTATION–APPROVAL
Quality design and architecture required by existing zoning conditions and
proffered in this request 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.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The Public Facilities Plan suggests the Clover Hill library should be
expanded/replaced or a new facility shall be constructed in the general
LIBRARIES
vicinity at or near current site. Land for expansion or replacement of this
facility has not been acquired.
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TABLE A
REQUEST PROPERTIES
Tax Identification Number Address
742-675-9640 11537 CLAY RIDGE DR
743-675-1352 11524 CLAY RIDGE DR
744-676-1868 10300 SANDY RIDGE DR
744-676-6171 10230 SANDY RIDGE DR
744-676-6652 10231 SANDY RIDGE DR
744-676-6976 10224 SANDY RIDGE DR
744-676-6997 5306 SANDY RIDGE PL
744-676-7582 10212 SANDY RIDGE DR
744-676-7652 10225 SANDY RIDGE DR
744-676-8159 10219 SANDY RIDGE DR
744-676-8288 10206 SANDY RIDGE DR
744-676-8766 10213 SANDY RIDGE DR
744-676-8894 10200 SANDY RIDGE DR
744-676-9373 10207 SANDY RIDGE DR
744-676-9456 5424 SANDY RIDGE TER
744-677-7606 5300 SANDY RIDGE PL
744-677-9408 5301 SANDY RIDGE PL
745-676-0182 5400 SANDY RIDGE TER
745-676-0252 5430 SANDY RIDGE TER
745-676-0270 5418 SANDY RIDGE TER
745-676-1597 5401 SANDY RIDGE TER
745-676-1753 5431 SANDY RIDGE TER
745-676-1878 5413 SANDY RIDGE TER
745-676-1888 5407 SANDY RIDGE TER
745-676-2069 5419 SANDY RIDGE TER
745-676-2359 5425 SANDY RIDGE TER
745-677-0309 10112 SANDY RIDGE DR
745-677-1313 10106 SANDY RIDGE DR
745-677-2217 10100 SANDY RIDGE DR
745-677-2807 10101 SANDY RIDGE DR
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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 to
4 dwelling units per acre.
Surrounding Land Uses and Development
Single-family uses
(Brown’s Bluff Subdivision)
Alberta Road
Claypoint
Road
Single-family
uses or Vacant
Route 288
Single-family uses (Colony
Pointe Subdivision)
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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 & R-15). Proffered conditions included a cash
proffer of $11,500 per dwelling unit to address the development’s impacts. The
04SN0269
cash proffer has been escalated by the Marshall and Swift Building Cost Index to
Approved
$18,318. (Condition 3)
(12/2004)
This staff report for Case 04SN0269 analyzed the impact of the proposed
development on public facilities and the applicant’s offer to mitigate that impact.
10SN0159 Amendment of zoning (04SN0269) to reduce the minimum house size. The
Approved minimum house size was reduced on thirty-six (36) lots topermit a minimum
(1/2010)gross floor area of 1,600 square feet.
Proposal
Single-family residential uses are proposed. An overall maximum of twelve (170) dwelling units are
permitted with the approved zoning. Fifty-one (51) lots would be impacted by this request. These
include two (2) lots recorded in Colony Pointe, twenty-four (24) lots recorded in Browns Bluff and
twenty-five (25) additional lots depicted on an approved preliminary plat. This number may vary
with final development.
Design Requirements of Case 04SN0269
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 3):
Minimum house sizes (later modified and reduced in Case 10SN0159)
Brick or stone veneer foundations and front porch piers
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 Colony Pointe subdivision
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Varied architectural style for dwellings located side-by-side or directly across a street
30-year architectural/dimensional roof shingles
75% of dwellings required to have an attached garage; maximum projection for front-
loaded garages from front facade; upgraded garage door treatments for front and
corner-side loaded garages (Attachment 2)
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 or asphalt driveways and concrete front walks
Provide initial screening of HVAC/whole house generators from public roads with
landscaping or low maintenance material
As suggested by the Comprehensive Plan goals and zoning ordinance, the proffered conditions
of this current request along with those approved with Case 04SN0269 include design and
architectural elements that are comparable with the surrounding community.
REVITALIZATION
Staff Contact: Carl Schlaudt(804-318-8674) schlaudtc@chesterfield.gov
The Planning Commission reviewed this case prior to recent Board of Suppervisors amendments
to the Road Cash Proffer Policy. At the time of Commission review, the project site was
determined to not be located in a revitalization area. However, since that time the Board has
adopted a criteria-based approach for determining if a site is located in revitalization area. Staff
now finds that 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 north of
Route 288 and east of Claypoint Road. Specifically, this projectwould be a substantial
improvement in terms of: paved driveways, foundation planting beds, front porches, garages,
minimum house size, HVAC screening, roof materials, and yard trees. The project would be
generally equivalent to surrounding development in terms of architectural variation, common
recreational area (not provided), foundation treatment, front walks, sidewalks (not provided),
and siding material. The project would be generally less equivalent to surrounding development
in terms of landscaping (not provided) and street trees (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
The property could be developed for 51 lots. Based on that number of lots and applying trip
generation rates for a single-family dwelling, development could generate approximately 565
average daily trips. Traffic generated by development of the property is anticipated to be
initially distributed via residential streets to Genito Road and Qualla Road.
Genito Road between Courthouse Road and Hull Street Road is a major arterial with a
recommended right of way width of 90 feet, as identified on the County’s Thoroughfare Plan.
This section of Genito Road is a four-lane divided road. In 2015, the traffic count on Genito
Road north of Courthouse Road was 11,810 vehicles per day (Level of Service “A”).
Qualla Road is identified on the County’s Thoroughfare Plan as a major arterial with a
recommended right of way width of 90 feet. Qualla 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 Qualla Road south of Courthouse Road was 6,150
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 7, which encompasses the area of the County
bounded by Hull Street Road, Chippenham Parkway, Route 10, and Route 288. Several 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
of a cash proffer, $9,400 per dwelling unit for improvements to the road network would be
appropriate.
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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. Finance staff 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
Virginia Department of Transportation has no comment on this request.
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 Manchester Volunteer Rescue Squad Fire Station, Company Number 24
The Manchester Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.259 calls per dwelling, it is estimated that this development will
generate 13 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 11 Crenshaw771 5 703 91
Middle 6 Bailey Bridge 14550 1397 96
High8 Manchester 23445 1983 85
Total\[1\] 25
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit.
\[1\]
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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
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.
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
Environmental Engineering has no comment on this request.
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CASE HISTORY
Applicant Submittals
12/8/16 Application submitted
1/30, 2/17, Revisedproffered conditions were submitted
2/23, 2/27,
3/8/17
3/7/17 Revised application submitted to add recently recorded lots in Browns Bluff,
Section 1
3/29& Revised proffered conditions were submitted
3/31/17
4/10/17 Revised application submitted to remove proffer amendment relative to
building foundations
4/11/17 Revised application submitted to remove parcel from request
5/2/17 Application amended. Revised proffered conditions submitted.
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
4/26/17Citizen Comments:
No citizens spoke to this request.
Recommendation –APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS 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
Notes:
A.Since the Commission’s consideration of this request, it has been determined that this
property is located in a revitalization area. Proffered Condition1, as considered by the
Commission, has been withdrawn.
B.Both the Planning Commission and staff recommend acceptance of the following
proffered condition, as offered by the applicant.
May 2, 2017
With the approval of this request, Proffered Condition 3 of Case 04SN0269 shall be deleted. All
other conditions of Case 04SN0269 shall remain in force and effect.
The Applicant hereby offers the following proffer:
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.
i.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. 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.
ii.Front Foundation Planting Beds: Foundation planting is required along
the entire front façade of all units. 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. 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. 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.
iii.
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 Colony Pointe Subdivision such as Georgian, Adam,
Classical Revival Colonial, Greek Revival, Queen Anne, and Craftsman
Style.
ii.Repetition:Dwellings with the same elevations may not be located
adjacent to or directly across from each other on the same street.
Dwellings with the same architectural treatment may not be located
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, 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.All vinyl siding shall have a minimum wall thickness of 0.042”.
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 and Stoops.
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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 underporches 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.Seventy-five (75) percent of all dwelling units shall have an attached
garage.
ii.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.
iii.For units, not to exceed a total of 24, that employ a garage and
architectural design similar to and consistent with designs shown in
Exhibit A, Elevations 1 through 6, dated February 9, 2017, garages shall
be permitted to extend beyond the front façade as indicated on each
elevation.
iv.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
EXHIBIT A - CONCEPTUAL ELEVATIONS – GARAGE PROJECTIONS
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ATTACHMENT 3
APPROVED CONDITIONS (04SN0269)
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