17SN0758
CASE NUMBER: 17SN0758 (AMENDED)
APPLICANT: Windswept Development LLC
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
STAFF
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:
WINDSWEPT DEVELOPMENT LLC
71.6 Acres - 16818 Westerleigh Parkway
(804-641-3342)
Planning Department Case Manager:
DREW NOXON (804-796-7122)
REQUEST
(AMENDED) Amendment of zoning approval (Case 03SN0200) to amend cash proffers in a
Residential (R-12) District. Specifically, the applicant proposes to amend Proffered Condition 5 of
Case 03SN0200 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 03SN0200 are located
in Attachments 1 - 3.
SUMMARY
Continued development of a single family residential subdivision (Westerleigh) is planned. There
are 152 units included with this request, on which a cash proffer could be collected, in the amount
of $15,552 per dwelling unit or $8,320 for any senior housing. Currently, the total potential value
of the approved cash proffer equates to $2,363,904, based upon $15,552 per dwelling unit. 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 $1,428,800.
Existing zoning conditions, and those proffered with this request, provide design and architectural
standards (summarized on pages 6 and 7) that are compatible in quality with the surrounding
community.
RECOMMENDATIONS
PLANNING APPROVAL
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.
The Bikeways and Trails Chapter of the Comprehensive Plan recommends a
PARKS AND bicycle Pedestrian facilities have been
RECREATION partially completed. The applicant has not offered to address the impacts
on bicycle facilities and the remaining pedestrian facilities along the Plan
route.
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Table A
REQUEST PROPERTIES
Tax Identification Number Address
706-681-4968 5512 CABRETTA DR
706-681-5866 5506 CABRETTA DR
706-681-6278 17043 WESTINGTON RD
706-681-6663 5500 CABRETTA DR
706-681-7176 17037 WESTINGTON RD
706-681-7393 17036 WESTINGTON RD
706-681-7441 5431 CABRETTA DR
706-681-7560 5436 CABRETTA DR
706-681-7973 17025 WESTINGTON RD
706-681-8458 5430 CABRETTA DR
706-681-8870 17019 WESTINGTON RD
706-681-8990 17024 WESTINGTON RD
706-681-9255 5418 CABRETTA DR
706-681-9867 17013 WESTINGTON RD
706-681-9886 17018 WESTINGTON RD
706-682-8923 17030 WESTERVELT CT
707-681-0352 5412 CABRETTA DR
707-681-0964 17007 WESTINGTON RD
707-681-2061 4900 CROSSWYCKE DR
707-681-2578 17000 WESTINGTON RD
707-682-0616 17018 WESTERVELT CT
707-682-2510 17000 WESTERVELT CT
707-682-5036 4601 CROSSWYCKE DR
707-683-9836 16818 WESTERLEIGH PKWY
708-681-1902 5119 CABRETTA DR
708-681-9258 4901 CABRETTA DR
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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
Easter Rd
Single-
Otterdale Rd
family uses-
Summer
Lake
Glensford Dr
Single-family uses
-Broadmoor Park
Windon Ct
Residential and
agricultural uses
Westerleigh
Single-family
Pkwy
uses
Westmont
Dr
Cabretta
Dr
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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 77 acres with conditional use planned
development to permit a residential development consisting of a maximum of
314 dwelling units, and conditional use planned development to permit
03SN0200 Convenience Business (C-1) uses on a maximum of 5 acres. Proffered Conditions
Approved included a cash proffer of $9,000 per unit allocated to roads, parks, libraries
(01/28/2004) and fire stations (currently escalated to $15,552). (Proffered Condition 5)
The staff report for Case 03SN0200 analyzed the impact of the proposed
impact.
07SN0379 Rezoning to Residential (R-12) of 1.7 acres with conditional use planned
Approved development to permit recreation facilities.
(10/24/2007)
Proposal
Single-family residential uses are proposed. An overall maximum of 314 dwelling units are
permitted by the approved zoning. 162 recorded lots are excluded from this request with a
maximum of 152 lots impacted by the proposed amendment.
Design Requirements of Case 03SN0200
With the approval of Case 03SN0200, proffered conditions did not address quality design or
architectural elements. Recreational amenities have been provided in the development to include
a community center and pool (approved under Case 07SN0379) and a playground located on
Easter Road between Westerleigh Parkway and Broadmoor Road.
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 design requirements offered as part of this request
(Attachment 1 Proffered Condition 2):
Front walks consisting of concrete
Driveway materials consisting of brushed concrete, stamped concrete, exposed
aggregate concrete, asphalt or decorative pavers
One street tree per lot
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
Step down siding permitted based on unique topography with limited step down and
maintaining 24 inches of exposed foundation
Architectural style similar to traditional Richmond architecture
Variety of siding materials
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 03SN0200 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
The property includes recorded lots and 68.1 undeveloped acres. The total number of lots that
could be developed on the property is 152. Based on that number of lots and applying trip
generation rates for a single-family dwelling, development could generate approximately 1,544
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
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). 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 (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
The Clover Hill Fire Station, Company Number 7
The Manchester Volunteer Rescue Squad
The Ettrick-Matoaca Volunteer Rescue Squad
The Bensley-Bermuda Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.189 calls per dwelling, it is estimated that this development will
generate 28 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 32 Grange Hall 762 3 775 102
Middle 17 Tomahawk Creek 1301 5 1505 116
High 24 Cosby 1918 9 2054 107
Total \[1\] 73
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 tƌğƓ 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 Plan.
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
resource for information and materials, and now serves as a community gathering place for
educational, cultural and informational services; community support during emergencies;
economic development; and revitalization activities.
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 tƌğƓ
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
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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 Public Facilities Plan does not identify the need for any new 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. The Plan recommends a route
along Weste
pedestrian facilities, has been partially completed and no additional improvements are required in
these areas. The applicant has not offered to address the impacts on bicycle facilities and the
remaining pedestrian facilities along the Plan route. The applicant has made provisions for an
internal pedestrian system within portions of the development. The applicant is encouraged to
consider provision of pedestrian system within all sections of the development and connection to
adjacent subdivisions.
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
The request will have no impact upon these facilities
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CASE HISTORY
Applicant Submittals
12/05/16 Application submitted
12/16/16 Proffered conditions submitted
&
12/15/17
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
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 5 of Case 03SN0200 shall be amended as
outlined below. All other conditions of Case 03SN0200 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:
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 -
-
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 Westerleigh 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, 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
constructed with continuous masonry foundation wall or
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.
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f.Garages.
i.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 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 PROFFERED CONDITIONS (03SN0200)
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ATTACHMENT 3
TEXTUAL STATEMENT (Case 03SN0200)
November 5, 2003
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