17SN0762
CASE NUMBER: 17SN0762
APPLICANT: Scale Development LLC
CHESTERFIELD COUNTY, VIRGINIA
CLOVER HILL DISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
MAY 24, 2017
Board of SupervisorsTime Remaining:
365 DAYS
Applicant’s Agent:
ANNE MILLER
(804-794-0571)
Planning Department Case Manager:
AMY SOMERVELL (804-748-1970)
26.8 acres - 1900 Twilight Lane
REQUEST
Amendment of zoning approval (Cases 06SN0141and 16SN0517)to amend cash proffersand
development standards in a Residential (R-12) District. Specifically, the applicant proposes to
delete Proffered Conditionof Case 16SN0517toeliminatecash proffer paymentsand amend
Proffered Condition 5 of Case 06SN0141relative to minimum gross floor area for dwelling units.
Notes: A. The only condition that may be imposed is a buffer condition. The property owner may proffer
conditions.
B.Profferedconditions, and conditions of Cases 16SN0517 and 06SN0141 to include a zoning exhibit are
located inAttachments 1-4.
SUMMARY
A single-family residential subdivision (Twilight Bluff) is planned. There are 45 units remaining to
be constructed, on which a cash proffer could be collected, in the amount of $18,966 per dwelling
unit. Currently, the total potential value of the approved cash proffer equates to $853,470. With
this request, the applicant is proposing to eliminate the cash proffer payment as the property is
located within an area identified as a revitalization area.
Existing conditions of zoning provide for architectural standards to include a minimum dwelling
size of 1,800 square feet. An amendment to this square footage is proposed, permitting a
maximum of sixteen (16) dwelling units to be reduced below the 1,800 square feet with the
provision of an attached garage.
Existing zoning conditions, and those proffered with this request, provide design and architectural
standards (summarized on pages 6 and 7) that are comparable to or elevated in quality to the
surroundingcommunity.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNINGAND TRANSPORTATION - APPROVAL
The quality design and architecture proffered in the request provides for a
STAFFconvenient, attractive and harmonious community.
Located within a revitalization area. Under the Road Cash Proffer Policy,
no road cash proffer will be accepted.
SUMMARY OF IDENTIFIED ISSUES
DepartmentIssue
The Public Facilities Plan recommends, post 2020, A.M. Davis Elementary
SCHOOLS
School be revitalized or replaced. Landfor this facility has not been
acquired.
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for residential use with a maximum of 2.0
to 4.0 dwelling units per acre.
Surrounding Land Uses and Development
Single-family residential
use –Stonemill Creek &
Surreywood
S Twilight Lane
Williamstowne Drive
Single-family use
Three Pines &
Oxer Road
Foxberry
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PLANNING
Staff Contact: Amy Somervell (804-748-1970) somervella@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Residential (R-12) and a waiver of street connectivity to Twilight
Lane (Attachment 3).
06SN0141*
Proffered conditions limited development to maximum of 45 lotsand
Approved
included a cash proffer of $15,600 per dwelling unit to address the
(4/2006)
development’s impacts.
Amendment of 06SN0141 toamendcash proffers to $ 18,966 per dwelling unit
16SN0517*
(currently escalated to $$18,966).(Attachment 4)
Approved
(12/2015)
Preliminary subdivision approval for forty-four (44) lots known as Twilight Bluff
06TS0415
Approved
(12/2006)
*The staff reportsfor Cases06SN0141and 16SN0517analyzed the impact of the proposed
development on public facilities and the applicant’s offer to mitigate that impact.
Design Requirements of Existing Case 06SN0141
The following provides an overview of the approved design requirements referenced in the
attached case information (Attachment 3)
Minimum house size (gross floor area) 1800 square feet
Minimum foundation and porch treatmentof brick or stone veneer
Exterior construction hourslimited to the hours of 6:00 a.m. to 9:00 p.m.
No vehicular access to North Twilight Lane
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 harmoniouscommunities, 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 applicant has proffered the following additional design and architectural requirements for
this development (Attachments1 and 2):
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Lot Design:
Hardscaped driveways (concrete, asphalt or decorative pavers) and concrete front walks
Front foundation planting beds
Screening of heating, ventilation and air condition units
One front yard tree per lot
Architecture:
Varied architectural style for dwellings located side-by-side or directly across a street
Restriction on the projection of front loaded garages as they relate to front façade and
front porch.Greater garage projections permitted ifcompatible with elevations shown
in Attachment 2. Upgraded garage doors, which contain at least 2 enhanced features
and prohibit flat panel doors.
Construction:
30-year architectural/dimensional roof shingles
Step down siding permitted on side and rear elevations where unique topography exists
with limited step downs and maintaining a minimum of 24 inches of exposedfoundation.
Variety of siding materials to include vinyl with minimum thickness of 0.42 inches
All street-facing facades finished in same materials
Front porch treatment
Dwelling Size
Existing conditions of zoning provide for dwelling units to have a minimum gross floor area of
1,800 square feet (Proffered Condition 5, Case 06SN0141). Gross floor area does not include the
area within an attached garage. An amendment to this condition is proposed to permit a
maximum of sixteen (16) dwelling units at a reduced gross floor area of 1,680 square feet with the
provision of an attached garage containing a minimum of 380 square feet. With this amendment,
an additional twenty-two (22) dwelling units would also incorporate attached garages, with the
gross floor area of these dwellings ranging from a minimum of 1,800 to 1,920 square feet
(exclusive of garages).
As proposed, this amendment would require attached garages for a minimum of thirty-eight (38)
of the proposed dwelling, with an average dwelling size of not less than 1,800 square feet gross
floor area. Staff finds this amendment to be consistent with original zoning commitment.
As suggested by Comprehensive Plan goals and zoning ordinance, the proffered conditions of
this current request along with those approved with Case 06SN0141 include design and
architectural elements that are comparable to or exceeds in quality to the surrounding
community.
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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 west of
Pocoshock Creek, East of Hicks Road, approximately ½ mile south of Providence Road.
Specifically, this project would be a substantial improvement in terms of: architectural
variation, paved driveways, foundation treatment, foundation planting beds, front porches,
front walks, garages, average house size, and roof materials. The project would be generally
equivalent to surrounding development in terms of common recreational area (not provided),
HVAC screening, sidewalks (not provided), siding material, and yard trees. 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
Case 06SN0141 establishes a maximum number of 45 residential lots that can be developed
(Proffered Condition 3). Based on those number of lots and trip generation rates for a single-
family dwelling, the proposed development could generate approximately 504 average daily
trips. Traffic generated by development of theproperty is anticipated to be initially distributed
via subdivision streets to Hicks Road.
Hicks Road is a major arterial with a recommended right of way width of 90 feet, as identified
on the County’s Thoroughfare Plan. Hicks 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 Hicks Road was 11,190 vehicles per day (Level of Service
“E”).
Section 19.1-231 of the County Code outlines the general requirements to meet the needsof
the traffic generated by a proposed development, including acceptable levels of service. This
proposed residential development would contribute to an identifiable need for transportation
improvements. The applicant has not offered to provide any mitigating road improvements.
The property is within Traffic Shed 4, which encompasses the area of the County south of
Midlothian Turnpike, north of Hull Street Road, and east of Courthouse Road. Several roads in
this area of the County have been widened to four or six lanes. However, some 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 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 throughdedication 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 establishingthat 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 roadnetwork. As such, if the applicant
chooses to address the development’simpacts 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.
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.
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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.
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 seven (7) minutes. Fire and
EMS is currently unable to meet that goal.
Nearby Fire/EMS Facilities
The Wagstaff Fire Station, Company Number 10
The Forest View Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of .33 calls per dwelling, it is estimated that this development will
generate 15 annualcalls 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 foundin 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
CapacityTrailersEnrollment
School Type AreaFunctional
Capacity
Elementary 9Davis 5554652117
Middle5Providence 1080083377
High7Monacan17321142482
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
ThePublic Facilities Plan recommends the revitalization or replacement of Providence Middle
School, and that revitalization project is currently in construction. The Plan also recommends
that Monacan High School be revitalized or replaced, and that revitalization project is complete.
Post 2020 it is suggested that A.M. Davis Elementary School be revitalized or replaced, however
at this time a budget has not been developed for the acquisition of land or construction of this
school facilityas 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
North Courthouse
LaPrade
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward(804-748-1028) WardR@chesterfield.gov
Proffered Condition 10 of Case 06SN0141 was offered to address drainage impacts on adjacent
properties, and will not be affected with this amendment.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
The proposed request will not impact these facilities
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CASE HISTORY
Applicant Submittals
12/13/16Application submitted
2/13/17 & Revised application
3/10/17
2/7, 2/17, Revised proffered conditions weresubmitted
3/9 &
3/22/17
Community Meeting
2/7/17Issues Discussed:
Traffic and substandard area roads
Older schools and no parks in area
No drainage impacts on neighboring Surreywood subdivision
Lack of open space in proposed development
Planning Commission
4/18/17Citizen Comments
No citizens spoke to this case.
Recommendation -APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Wallin Second: Freye
AYES: Sloan, Freye, Jones, Wallin and Jackson
The Board of Supervisors on Wednesday, May 24, 2017, beginning at 6:00 p.m., is scheduled
to consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
(Dated March 21, 2017)
Note:
Both the Planning Commission and Staff recommend acceptance of the following proffered
conditions, as offered by the applicant.
With the approval of this request, Proffered Condition 1 of Case 16SN0517 shall be deleted and
Proffered Condition 5 of Case 06SN0141 shall be amended as outlined below. All other
conditions of Case 06SN0141 shall remain in force and effect.
1.Dwelling Size.A maximum of sixteen (16) dwelling units shall have a gross floor area of
1,680 square feet with an additional minimum 380-square foot attached garage. A
minimum of sixteen (16) dwelling units shall have a gross floor area of 1,920 square feet
with an additional minimum 380-square foot attached garage. A minimum of six (6)
dwelling units shall have a minimum gross floor area of 1,800 square feet with an
additional minimum 380-square foot attached garage. A maximum of six (6) dwelling
units shall have a minimum gross floor area of 1,800 square feet without an attached
garage. (P)
The Applicant hereby offers the following proffers:
2.Architectural/Design Elements:
a.Sidewalks/Driveways
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 three (3) foot wide concrete front walk shall
be provided to each dwelling unit, to connect to drives, sidewalks or
streets.
b.Landscaping
Front Yard Tree: One (1) tree per lot shall be planted or retained along
both sides of all streets. Atree 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.
i.Front Foundation Planting Beds:Front foundation planting beds shall be
required along the entire front façade of all units. Foundation Planting
Beds shall be a minimum of 4’ wide from the unit foundation. Planting
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beds shall be defined with a trenched edge or suitable landscape edging
material. Planting beds shall include medium shrubs, spaced a maximum
of four (4) feet apart. Unit cornersshall be visually softened with vertical
accent shrubs (4’-5’) or small evergreen trees (6’-8’) at the time of
planting. 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.
c.Architecture and Materials
i.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.
ii.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.
iii.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.
i.Front Porches:All front entry stoops and front porches shall be
constructed with continuous masonry foundation wall or on 12” x 12”
masonry piers. Extended front porches shall be a minimum of five (5) feet
deep. Space between piers under porches shall be enclosed with framed
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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.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.
ii.For units, not to exceed a total of 22, 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.
iii.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
GARAGE ELEVATIONS, ENHANCED FEATURESAND PROJECTION FROM FAÇADE
OR PORCH
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ATTACHMENT 3
APPROVED CONDITIONS (06SN0141)
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ATTACHMENT 4
APPROVED CONDITIONS (16SN0517)
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