17SN0770
CASE NUMBER: 17SN770
APPLICANT: Crimson Crest Development LLC
CHESTERFIELD COUNTY, VIRGINIA
BERMUDADISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
MAY 24, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant’s Agent:
ANDREW M. SCHERZER (804-794-0571)
Applicant’s Contact:
LLOYD POE (804-400-3694)
34.4 Acres – 6513 Wryneck Court
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
REQUEST
Amendment of zoning approval (Case 03SN0204) to amend cash proffers in a Residential (R-88)
District. Specifically, the applicant proposes to amend Proffered Condition 1 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 conditions and approved proffered conditions of Case 03SN0204 are located in Attachments 1
and 2.
SUMMARY
A single-family residential subdivision (CrimsonCrest) is planned. 46 lots are currently shown on
recorded plats. There are 16 units included with this request, on which a cash proffer could be
collected, in the amount of $15,552 per dwelling unit. Currently, the total potential value of the
approved cash proffer equates to $248,832. With this request, the applicant is proposing reduce
the cash proffer amount to $9,400 per dwelling unit, with a total potential value of $150,400.
Existing zoning conditions, and those proffered with this request, provide design and architectural
standards (summarized on pages 5 and 6)that are comparable in quality to the surrounding
community.
RECOMMENDATION
PLANNING APPROVAL
COMMISSION
PLANNING AND TRANSPORTATION – APPROVAL
The quality, design and architecture required by existing zoning
conditions and offered by the applicant in this case provide for a
STAFF
convenient, attractive and harmonious community.
The development’s traffic impact will be addressed by providing cash
payments.
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
DepartmentIssue
The Public Facilities Plan recommends that Ettrick Elementary School
be revitalized or replaced. Post 2020, the Plan recommends revitalization
or replacement of Matoaca East and Matoaca West Middle School, and a
SCHOOLS
new high school in the vicinity of Branders Bridge, Bradley Bridge and
Ironbridge Roads. At this time, land for these facilities has not been
acquired.
The Public Facilities Plan suggests the Ettrick-Matoaca library be
expanded/replaced or a 20,000 square foot new facility shall be
LIBRARIES
constructed in the general vicinity at or near current site. Land for this
facility has not been acquired.
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Comprehensive Plan
Classification: LOWDENSITY RESIDENTIAL
The designation suggests the property is appropriate for residential use of a maximum of
1.0 dwelling unit per acre.
Surrounding Land Uses and Development
Single family residential
Single family use
– Swift Creek Estates
Woodpecker
Road
Matoaca High School
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PLANNING
Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov
Zoning History
Case NumberRequest
Rezoning to Residential (R-88)
Proffered conditions limited development to.5 dwelling unit per acre, yielding
03SN0204
a maximum of 57 dwelling units
Approved
Cash proffer of $9,000.00 per dwelling unit (currently escalated to $15,552)
(03/12/2003)
The staff report for Case 03SN0204 analyzed the impact of the proposed
development on public facilities and the applicant’s offer to mitigate that impact.
Design Requirements of Case 03SN0204
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 2):
Minimum house sizes
One-story –minimum 1,800 square feet
o
More than one-story – minimum 2,100 square feet
o
If dwelling within 360 feet of Woodpecker Road, minimum 2,400 square feet
o
Foundation treatment of brick, stone or EIFS
Design
High quality residentialdevelopment 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 following provides an overview of additional design requirements offered as part of this
request (Attachment 1 – Proffered Condition 2):
Hardscaped driveways (concrete, asphalt or decorative pavers)
Concrete or decorative pavers for front walks
Front foundation planting beds
Traditional Richmond architecture
Varied architectural style for dwellings located side-by-side or directly across a street
Variety of siding materials to include vinyl with minimum thickness of 0.042 inches
Step down siding permitted on side and rear elevations with unique topography, limiting
step downs and maintaining 24 inches exposed foundation (minimum)
Front porch treatment
Restriction on projection of front loaded garages
Upgraded garage doors
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30-year architectural/dimensional roof shingles
Screening of heating, ventilation and air condition units
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions of this request along with those approved with Case 03SN0204 include quality design
and architectural elements that will be comparable to the surrounding community.
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COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The property consists of 16 recorded lots. Based on those numbers of lots and applying trip
generation rates for a single-family dwelling, development could generate approximately 195
average daily trips. Traffic generated by development of the property will initially be
distributed to Woodpecker Road.
Woodpecker Road is a major arterial with a recommended right of way width of 90 feet, as
identified on the County’s Thoroughfare Plan. Woodpecker 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 Woodpecker Road north of Matoaca Road was
7,200 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 residentialdevelopment 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 18, which encompasses the area of the County south
of Route 10, east of Lewis Road, Bradley Bridge Road, and Sandy Ford Road, west of
Harrowgate Road, and north of Hickory Road, Woordecker Rod, and Lakeview Avenue. 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.
The applicant has proffered to pay $9,400 per dwelling unit (Proffered Condition 1). Staff
supports the request.
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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 (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 rural 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/EMS Facilities
The Matoaca Station, Company Number 8
The Ettrick-Matoaca Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of .24 calls per dwelling, it is estimated that this development will
generate 4 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 inconstruction, 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 FunctionPercent of
Number of Current
Student Yield by Currently Serving al Total
Trailers Enrollment
School Type Area Capacity Functional
Capacity
Elementary 3 Ettrick 598 1 557 93
Middle 2 Matoaca 1415 3956 68
High3 Matoaca 1655 51803 109
Total \[1\] 8
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit.
\[1\]
Public Facilities Plan
The Public Facilities Plan recommends that Ettrick Elementary School be revitalized or replaced.
Post 2020, the Plan also recommends revitalization or replacement of Matoaca East and
Matoaca West Middle School, and a new high school in the vicinity of Branders Bridge, Bradley
Bridge and Ironbridge Roads, 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
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
Ettrick-MatoacaLibrary
Public Facilities Plan
The Public Facilities Plan suggests the Ettrick-Matoaca library should be expanded/replaced or a
20,000 square foot new facility shall be constructed in the general vicinity at or near current
site. Land for expansion or replacement of this facility or new facility has not been acquired.
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PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
To date, no comments have been received.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384)
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
1/23/17 Application submitted
3/1, Revised proffered conditions submitted
3/6 &
3/22/17
Community Meeting
3/6/17 Issues Discussed:
Timing of development
Quality offered for dwellings
Modification of existing cash proffer to meet current Road Cash Proffer
Policy
Planning Commission
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 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 1 of Case 03SN0204 shall be amended as
outlined below. All other conditions of Case 03SN0204 shall remain in force and effect.
1.Cash Proffers. For each dwelling unit, the applicant, sub-divider, or assignee(s) shall pay
$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 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:
2.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.
ii.Front Walks: A minimum of a three (3) foot wide concrete, or decorative
pavers, front walk shall be provided to each dwelling unit, to connect to
drives, sidewalks or streets.
b.Landscaping
i.Front Foundation Planting Beds: Foundation planting is required along
the entire front façade of all units. Foundation 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.
c.Architecture and Materials
i.Style and Form:The architectural styles shall be interpretations of
traditional Richmond architecture, using forms and elements compatible
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with those in the Crimson Crest 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 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.
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.
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
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 two (2) 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) enhances 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 andAir 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 CONDITIONS (03SN0204)
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