17SN0766
CASE NUMBER: 17SN0766
APPLICANT: Millers Run Tract LC
CHESTERFIELD COUNTY, VIRGINIA
DALE DISTRICT
AND RECOMMENDATION
Board of Supervisors Hearing:
May 24, 2017
Board of Supervisors Time Remaining:
365 DAYS
ANDREW SCHERZER (804-794-0571)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
75.7 Acres 9300 Jacobs Road
REQUEST
Amendment of zoning approval (Case 06SN0220) to amend cash proffers in a Residential (R-15)
Zoning District. Specifically, the amendment is proposed to delete Proffered Condition 2 to
eliminate cash payments.
Notes: A. The only condition that may be imposed is a buffer condition. The property owner(s) may proffer
conditions.
B. Proffered Condition, conditions of Case 06SN0220 and applicants letter are located in Attachments 1-3.
SUMMARY
A single family residential subdivision (Millers Run) is planned. Existing zoning permits a maximum
of 67 single family dwelling units, 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 $1,270,722.
Case 06SN0220 requires the applicant to construct 2 lanes of Jacobs Road Extended from the
intersection of Jacobs Road through the property, sections of which road are not located within the
property. In lieu of a cash payment, the applicant proposes to construct these road improvements,
valued at $1,089,489. To provide a more like comparison of the value of the proposed
improvements versus total value of the outstanding cash proffers, staff has converted the string of
projected, future payments into current dollars. Therefore, the potential calculated total of $1.3
million is valued at $1.1 million in current dollars.
Existing zoning conditions and those proffered by the applicant in this case offer design and
architectural standards comparable with existing area development.
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 comparable to existing area development.
improvements.
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for residential use of 2.0 to 4.0 dwelling
units per acre.
Surrounding Land Uses and Development
Single-family uses in
Jacobs Road
Fernbrook and Falling
Fordham Rd
Elementary School
Creek Farms
Jacobs Rd
Newbys Wood Trail
Agricultural and single
family residential in
Newbys Woods
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Zoning History
Case Number Request
Rezoning to R-15 of 75.7 acres to permit a single family subdivision
Approved conditions limit density to a maximum of 67 dwelling units; limit
timing and routes of construction traffic; address access and road
06SN0220
improvements; permit an emergency access only to Newbys Wood Trail,
Approved
provide design standards outlined below and include a cash proffer (currently
(1/22/2014)
$18,966 per unit).
This staff report for Case 06SN0220 analyzed the impact of the proposed
impact.
Design Requirements of Case 06SN0220
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 2):
Minimum dwelling size:
One story 1,800 square feet of gross floor area
o
More than one-story 2,200 square feet of gross floor area (Proffered Condition 10)
o
Foundation treatment brick, stone or decorative concrete (Proffered Condition 11)
Exposed piers for front porches faced with brick or stone veneer(Proffered Condition 11)
Tree preservation 20-foot wide strip to be maintained adjacent to Fernbrook and Newbys
Wood subdivisions (Proffered Condition 12)
Quality 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 offers an overview of the additional design standards the applicant has offered in
conjunction with this case (Proffered Condition, Attachment 1):
Architectural Design
Variety of elevations to be provided along the streetscape (prohibits same
o
elevations side-by-side and directly or diagonally across a street
Front loaded garages not to extend any farther forward than the front façade of
o
the dwelling than the front porch with contiguous roofs or more than 2 feet
without contiguous roofs
Front and corner side loaded garages to use garage door with enhanced features
o
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Building Materials
Roofs - 30 year architectural/dimensional shingle
o
Siding materials variety; vinyl permitted with minimum 0.42 thickness
o
Same materials used on façades facing a street
o
Any synthetic stucco siding shall have smooth, sand or level texture
o
Step-down siding on rear and side elevations optional in unique circumstances
o
Lot landscaping, Driveways and Front Walks (Proffered Conditions 5 and 7)
Foundation planting beds and yard trees along facades facing street
o
Hardscaped driveways and front walks
o
Screening of HVAC units
o
As suggested by the Comprehensive Plan goals and Zoning Ordinance, existing zoning
conditions along with those proffered by the applicant in this case include design and
architectural elements that will provide for quality development comparable to the surrounding
area.
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COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
Case 06SN0220 limits development to 67 lots (Proffered Condition 3). Based on that number of
lots and applying trip generation rates for a single-family dwelling, development could generate
approximately 727 average daily trips. Traffic generated by development of the property will
eventually distribute traffic from the development to Courthouse Road.
-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
4,840 vehicles per day (Level of
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 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.
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 submitted information indicating that the traffic impact of the
proposed developmentvalued
is
information.
Case 06SN0220 requires the applicant to construct 2 lanes of a collector (Jacobs Road
Extended) from the intersection of Jacobs Road through the property. The sections of Jacobs
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Road Extended that will constructed, which are not located within the property, have been
estimated by the applicant to be valued at approximately $1,089,489. Staff concurs with the
s. It should be noted, however, that the actual cost to
provide these improvements could be more or less than this amount. Staff supports the
request.
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
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 seven (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 .15 calls per dwelling, it is estimated that this development will
generate 10 annual calls for Fire/EMS services.
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 14 Jacobs 796 5 800 101
Middle 7 Manchester 1356 16 1388 102
High 11 Clover Hill 1904 0 1898 100
Total \[1\] 32
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit.
\[1\]
LIBRARIES
Staff Contact: Jennifer Stevens (751-4998) stevensj@chesterfield.gov
Mission
The public library syste
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 Library
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PARKS AND RECREATION
Staff Contact: Stuart Connock (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.
To date, no comments have been received by Parks and Recreation.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Proffered Condition 13 of Case 06SN0220 was offered to provide emergency access to properties
that may only have one means of access, and will not be affected with this amendment.
VIRGINIA DEPARTMENT OF TRANSPORTATION (VDOT)
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The request will have a minimal impact on these facilities.
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CASE HISTORY
Applicant Submittals
1/3/2017 Application submitted
1/3/2017 Application amended
4/6/2017 Revised proffered conditions submitted
Community Meeting
2/20/2017 Issues Discussed:
Reduction in cash proffer will result in more taxes to be paid by citizens
Concern if take proffer amount to $0 where will additional money come
from for road improvements needed in the area
developments
Propose quality in development
Traffic volume on Fordham Road; Fordham Road was designed as a
subdivision street
Connection of Jacobs Road out to Courthouse Road is important to area
Development will still have an impact on area schools
Increased tax assessments
Zoning should not have been approved with opposition; if oppose proffer
Planning Commission
4/18/2017 Citizen Comments:
No citizens spoke to this request.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITION IN ATTACHMENT 1
Motion: Freye Second: Wallin
AYES: Sloan, Jackson, Freye, Jones and Wallin
The Board of Supervisors on Wednesday, May 24, 2017, beginning at 6:00 p.m., will consider
this request.
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ATTACHMENT 1
PROFFERED CONDITION
April 6, 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 Conditions 2 of Case 06SN0220 shall be deleted. All
other conditions of Case 06SN0220 shall remain in force and effect.
The Applicant hereby offers the following proffer:
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 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, spaced a maximum of four (4) feet apart, and
may include spreading groundcovers. Unit corners shall be visually
--
) at the time of planting.
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
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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.
3.Synthetic Stucco siding shall be finished in smooth, sand or level
texture. Rough textures are not permitted.
B.Roof Materials: Roofing material shall be dimensional architectural shingles or
better with a minimum 30-year warranty.
C.Porches, Stoops and Decks
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.
D.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.
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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.
E.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
LETTER FROM APPLICANT
March 1, 2017
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ATTACHMENT 3
CASE 06SN0220 APPROVED CONDITIONS
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