17SN0757
CASE NUMBER: 17SN0757
APPLICANT: Westerleigh FC LLC
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
AND RECOMMENDATION
Board of Supervisors Hearing:
May 24, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant Agent:
ANDREW M. SCHERZER (804-794-0571)
Applicant Contact:
WESTERLEIGH FC, LLC (804-641-3342)
Planning Department Case Manager:
11.7 Acres - 5310 Otterdale Road
DREW NOXON (804-796-7122)
REQUEST
Amendment of zoning approval (Case 06SN0325) to amend cash proffers in a Residential (R-12)
District. Specifically, the applicant proposes to amend Proffered Condition 3 of Case 06SN0325
relative to a cash proffer payment.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered Conditions, approved proffered conditions, and Textual Statement of Case 06SN0325 are located
in Attachments 1 - 3.
SUMMARY
A single-family and cluster residential development (The Villas at Westerleigh) is planned. There
are 32 units included with this request, on which a cash proffer could be collected, in the amount
of $21,186 per dwelling unit. Currently, the total potential value of the approved cash proffer
equates to $677,952. With this request, the applicant is proposing to reduce the cash proffer
amount to $9,400 per dwelling unit, with a total potential value of $300,800.
Existing zoning conditions, and those proffered with this request, provide design and architectural
standards (summarized on pages 5 and 6) that are compatible with the surrounding community.
RECOMMENDATIONS
APPROVAL
PLANNING
COMMISSION
PLANNING AND TRANSPORTATION APPROVAL
The quality design and architecture required by existing zoning
conditions and proffered in this request provide for a convenient,
STAFF
attractive and harmonious community.
providing cash payments.
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests that the Clover Hill library should be
LIBRARIES expanded/replaced and that a new library should be constructed in the
vicinity of Genito and Otterdale Roads. Land for these facilities has not
been acquired.
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends the construction of a new
SCHOOLS 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. Land for these new facilities has not been acquired.
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The Comprehensive Plan
Classification: Suburban Residential I
The designation suggests the property is appropriate for residential use with a maximum of 2.0
dwellings per acre.
Surrounding Land Uses and Development
Westerleigh
Single-family
Pkwy
residential
Cabretta
uses
Dr
Crestwicke Ct
Single-family
uses and vacant
Kimmeridge
residential land
Dr
Laurel
Park Dr
Single-family
residential
uses
Otterdale Rd
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PLANNING
Staff Contact: Drew Noxon (804-796-7122) noxona@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Residential (R-12) of 18.1 acres with conditional use planned
development to permit a single-family residential and cluster development
consisting of 36 lots. Proffered Conditions included a cash proffer of $15,600
06SN0325
per unit allocated to roads, parks, libraries, schools and fire stations (currently
Approved
escalated to $21,186). (Proffered Condition 3)
(11/21/2006)
The staff report for Case 06SN0325 analyzed the impact of the proposed
development on public facilities and the applicant
impact.
Proposal
A mix of single-family and cluster residential uses are proposed. An overall maximum of 36 units
are permitted with the approved zoning. Four (4) single-family lots have been recorded. The
remaining 32 lots would be impacted by this request.
Design Requirements of Case 06SN0325
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 3):
For Cluster Lots:
Front entry garages no closer to street than front facade of home
Sidewalks, street trees, buffers, paved driveways
Open space/recreation area as focal point and hardscaped areas including benches for
gathering.
For R-12 Lots:
Minimum dwelling size (gross floor area) of 1,700 square feet for one-story units and 2,000
square feet for units with more than one story
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 2 and 3):
Front walks consisting of concrete
Foundation planting beds along front and sides facing a street
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Varied elevations for dwellings located adjacent to, directly or diagonally across street
Architectural style similar to traditional Richmond architecture
Variety of siding materials
Step down siding permitted based on unique topography with limited step down and
maintaining 24 inches of exposed foundation
30-year architectural/dimensional roof shingles
Foundation treatment
Front porch/stoop treatment
Maximum projection for front-loaded garages from front facade; upgraded garage door
treatments for front and corner-side loaded garages
Screening of mechanical equipment
As suggested by the Comprehensive Plan goals and Zoning Ordinance, the proffered conditions
of this current request along with those approved with Case 06SN0325 include quality design
and architectural elements that are compatible in quality to the surrounding community.
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COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
A preliminary subdivision plat (The Villas at Westerleigh) has been approved for the property,
which depicts 32 lots. Based on that number of lots and applying trip generation rates for a
single-family dwelling, development could generate approximately 368 average daily trips.
Traffic generated by development of the property is anticipated to be initially distributed along
Otterdale Road.
Otterdale Road is a major arterial with a recommended right of way width of 90 feet, as
-lane road. Sections of the
road have been improved in conjunction with adjacent residential development. Other 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 Otterdale Road was 3,350 vehicles per day
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 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.
transportation network through dedication of property, construction of road improvements, or
a ca
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
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 AND 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
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 twelve (12) minutes. Fire and
EMS is currently unable to meet that goal.
Nearby Fire Stations
Manchester Volunteer Rescue Squad
Chesterfield County Fire Station #7, Clover Hill
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.085 calls per dwelling, it is estimated that this development will
generate 3 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 7 Grange Hall 762 3 775 102
Middle 4 Tomahawk Creek 1301 5 1505 116
High 5 Cosby 1918 9 2054 107
Total \[1\] 16
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 a new elementary school be located in the vicinity of Old
Hundred and Otterdale Roads, north of Genito Road and south of Midlothian Turnpike. In
October 2016 the Board of Supervisors approved Case 17PD0105 for substantial accord to
permit an elementary school at 1501 Old Hundred Road. The school division is now in
negotiations for acquisition of this property. Post 2020, the Plan also recommends 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 tƌğƓ.
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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.
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests that the Clover Hill library should be expanded/replaced or a
new facility shall be constructed in the general vicinity at or near the current site. The plan
additionally recommends a new library in the vicinity of Genito and Otterdale Roads to address
service gaps and demand issues related to increases in population anticipated in this area of the
county. Land for expansion or replacement of these facilities or new facilities has not been
acquired.
Nearby Libraries
Clover Hill Library
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
Mission
The County supports a high-quality park system to provide residents and visitors with equitable
access to active and passive recreation opportunities. The 2012 level of service is 5.9 acres of
regional, community and neighborhood parkland per 1,000 persons whereas the target level of
service is 9 acres per 1,000 persons.
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ does not identify the need for any parkland in the vicinity.
The Bikeways and Trails Chapter of the Comprehensive Plan recommends provision of
pedestrian/bicycle facilities along all routes shown on the Plan and connections from these routes
and existing pedestrian/bicycle facilities to adjacent developments. This case is not immediately
adjacent to recommended routes of the Plan or existing facilities.
The applicant is encouraged to make provisions for internal pedestrian/bicycle system within the
development and connection to the adjacent subdivisions.The applicant is also encouraged to
consider pedestrian/bicycle connections to Westerleigh Parkway, a tƌğƓ route to the north.
Nearby Parks Facilities
Horner Park \[undeveloped\]
Woodlake Athletic Complex Park
Clover Hill Athletic Complex
Magnolia Green Community Park \[undeveloped\]
2 Elementary School Athletic Areas
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UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
VDOT
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
12/05/16 Application submitted
12/04/16, Proffered conditions submitted
3/15/17,
&
3/30/17
Community Meeting
02/06/17 Issues Discussed:
Widening of Otterdale Road and extension of Westerleigh Parkway and
Easter Road
Application of road cash proffers to community and area roads
Timing of construction for the proposed development
Clarification of permitted housing types (limited to single-family and cluster)
Impacts of cash proffer reductions on County revenues
Signs or a branding scheme for each section of the development
Planning Commission
4/26/2017 Citizen 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 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 3 of Case 06SN0325 shall be amended as
outlined below. All other conditions of Case 06SN0325 shall remain in force and effect.
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. (B&M)
The Applicant hereby offers the following proffers:
Standards Applicable to Entire Development. The following standards shall be required
2.
for R-12 and Cluster Lots.
a.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 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
-
-t 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 Villas at Westerleigh subdivision such as Georgian,
Adam, Classical Revival Colonial, Greek Revival, Queen Anne, and
Craftsman Styles.
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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, 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 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
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. 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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Standards Applicable to R-12 Lots.
3.
a.Driveways: All portions of driveways and parking areas shall be brushed
concrete, stamped concrete, exposed aggregate concrete, asphalt or decorative
pavers.
b.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.
c.Garages. 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. (P)
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ATTACHMENT 2
APPROVED PROFFERED CONDITIONS (06SN0325)
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ATTACHMENT 3
TEXTUAL STATEMENT (Case 06SN0325)
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