17SN0775
CASE NUMBER: 17SN0775 (AMENDED)
APPLICANT: Finer Homes Incorporated
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 Contact:
DEBBIE STODDARD (804-748-7771)
Applicant’s Agent:
ANDREW SCHERZER (804-794-0571)
Planning Department Case Manager:
AMY SOMERVELL (804-748-1970)
13.7 Acres – 718 Bella Way
REQUESTS
(AMENDED) Amendment of zoning approval (Case 13SN0536) to amend cash proffers, and
development standards, and Conditional Use Planned Development (CUPD)to permit exceptions to
ordinance requirements in a Residential (R-12) District. Specifically, the applicant proposesto
amend Proffered Conditions 4.C.2 and 5 relative to a cash proffer payment and dwelling foundation
treatment, and reduce building setbacksand lot widthson select lots within the development.
Notes:A. Conditions may be imposed or the property owner may proffer conditions
B. Proffered Conditions, Textual Statement and Conditions of Case 13SN0536 are located in Attachments 1-
3. and 2 Exhibits are located within the report.
C. Since the Commission’s consideration of this request, an amendment to Proffered Condition 4.C.2 has
been added relative to dwelling foundation treatment.
SUMMARY
A single-family residential subdivision (Bellshire) has been recorded. There are 34 units included
with this request, 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 $644,844. 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 $319,600.
Existing zoning conditions provide design and architectural standards, and requirea tree
preservation area along the development’s southern boundary (summarized on page 6).Proffered
conditions offer additional architectural standards (summarized on page 7) that are comparable in
quality to the surrounding community.
Exceptions are requested to reduce therequired front yard building setbacksand lot widths on a
maximum of four lotsimpacted by the tree preservation area to accommodate dwelling
construction(Exhibit 1), and to delete the options of natural stucco, and cast concrete (for walkout
basement walls), as foundation treatments.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNINGAND TRANSPORTATION - APPROVAL
The quality design and architecture required by existing zoning conditions
and proffered in this requestprovide for a convenient, attractive, and
harmonious community.
STAFF
Reduced buildingsetbacks and lot widths accommodate dwelling
construction consistent in neighborhood quality, and while protecting the
tree preservation strip as negotiated with areaproperty owners.
The development’s traffic impact will be addressed by providing cash
payments.
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Table A
REQUEST PROPERTIES
Tax Identification Number Address
742-699-8379718 BELLA WAY
742-699-9299 712 BELLA WAY
742-699-9976 719 BELLA WAY
742-700-9608 706 BELLA WAY
743-699-1282 713 BELLA WAY
743-699-1593 707 BELLA WAY
743-699-3689 11031 VOGEL CT
743-699-4692 11025 VOGEL CT
743-699-5594 11019 VOGEL CT
743-699-6496 11013 VOGEL CT
743-700-0117 700 BELLA WAY
743-700-1321 624 BELLA WAY
743-700-1701 11043 VOGEL CT
743-700-2631 618 BELLA WAY
743-700-3735 612 BELLA WAY
743-700-3909 11030 VOGEL CT
743-700-4341 606 BELLA WAY
743-700-4948 600 BELLA WAY
743-700-5223 613 BELLA WAY
743-700-5356 512 BELLA WAY
743-700-5929 607 BELLA WAY
743-700-6537 10949 BELLSHIRE RDG
743-700-6720 11000 VOGEL CT
743-700-6980 501 BELLA WAY
743-700-7365 507 BELLA WAY
743-700-7635 10943 BELLSHIRE RDG
743-700-7811 11001 VOGEL CT
743-700-8152 10942 BELLSHIRE RDG
743-700-9152 10936 BELLSHIRE RDG
744-700-0052 10930 BELLSHIRE RDG
744-700-0951 10924 BELLSHIRE RDG
744-700-1851 10918 BELLSHIRE RDG
744-700-2751 10912 BELLSHIRE RDG
744-700-3650 10906 BELLSHIRE RDG
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Comprehensive Plan (The Northern Courthouse Road Community Plan)
Classification: OFFICE/RESIDENTIAL MIXED USE
The designation suggests the property is appropriate for Professional and administrative offices
and residential development of varying densities.
Surrounding Land Uses and Development
Smoketree Drive
Church use
Courthouse
Road
Smoketree & Monacan
Hills Subdivisions
Bellshire
Ridge
Agricultural land with
single-family uses
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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). Proffered Conditionslimited density to
42 dwelling units and include a cash proffer of $18,966 (currently
13SN0536 escalated to $18,966)
Approved (4/2014)The staff report for Case 13SN0536 analyzed the impact of the
proposed development on public facilities and the applicant’s offer to
mitigate that impact.
17AN0114 & 17AN0115 Administrative variances to permit reducedrear yard setbacks for
Approvedtwo dwellings under construction and impacted by a 15 foot tree
(1/2017)preservation strip.
Design Requirements of Case 13SN0536
The following represents an overview of the approved design requirements referenced in attached
case information (Attachment 3):
Design
Minimum dwelling size of 2,000 square feet
Front-loaded garages located no closer to the street than the front façade of the
dwelling unit
Sidewalks/Driveways
•Sidewalks on both sides of streets for general circulation
•Hardscapeddriveways and front walks
Landscaping
•Street trees
•Supplemental front yard tree
•Foundation planting beds
15 foot tree preservation strip(exclusive of required building setbacks)located along
the southern development boundary adjacent to the power easement.
Architectural Elements
•Varied architectural style for dwellings located side-by-side, directly across or diagonal
from each other
•Where a dwelling border more than one street, all street-facing facades shall be
finished in same materials
•30-yeararchitectural/dimensional roof shingles
•Exposed foundation to be brick or stone, synthetic or natural stucco permitted for
facades constructed entirely of stucco. Rear walkout basement walls permitted to be
sided or cast concrete painted to match house.
•Variety of siding material to include vinyl with minimum thickness of 0.44 inches
•Front porch treatment
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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 following provides an overview of additional design requirements offered as part of this
request:
Seventy-five (75) percent of all dwelling units to have an attached garage
Front and corner side load garages to have an upgraded doorswith a minimum of two
(2) enhanced features
Step down siding may be permitted where unique topography exists with limited step
downs and maintaining minimum of 24 inches of foundation
As suggested by the Comprehensive Plan goals and zoning ordinance, the proffered conditions
of this current request along with those approved with Case 13SN0536, include design and
architectural elements that are comparable with the surrounding community.
Dwelling Foundation Treatment
Existing conditions of Case 13SN0536 provide for foundation materials to include brick, stone or
synthetic or natural stucco,and rear walkout basement walls sided or cast concrete painted to
match house. Subsequent to the Commission’s consideration of the request, the application was
amended to delete use of stucco and cast concrete in favor ofbrick or stonefoundations
(Proffered Condition 2). Staff is supportive of this amendment.
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Setbacks
In response to concerns expressed by area property owners, conditions of Case 13SN0536
require the provision of a fifteen (15)foottree preservation strip, exclusive of required building
setbacks and the Dominion Virginia Power easement, along the southern boundary of the
request propertyas noted in Exhibit 1.
Exhibit 1
25 foot rear yard
Lot width exceptions
15 foot tree preservation
Dominion Virginia
Power easement
With this required tree preservation area, accommodation of single family homes on several of
these lots has proven difficult. As such, an exceptionis requested on four lots identified in
Exhibit 1 to reduce the front yard building setback. Given the placement of the dwellings closer
to the right of way, three of these lots necessitate exceptions to the required lot width at this
minimum front yard setback line.
The overview on the following page (Exhibit 2) provides the R-12 building setbacks and lot widths
for proposed dwellings and the requested reduction in Attachment 2.
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Exhibit 2
Tax ID’s FRONT SETBACKLOT WIDTH
RequiredProposedRequired Proposed
743-699-6496 Meets Ordinance
(Lot 10) 35 ft 25 ft90 ftrequirement
743-699-3689
(Lot 13) 35 ft 25 ft 90 ft86 ft
743-699-1282
(Lot 17) 25 ft*21 ft 90 ft75 ft
742-699-9976
(Lot 18) 25 ft*21 ft 90 ft75 ft
*Lots fronting a permanent cul-de-sac
Giventhatthe rear yards of the request properties are encumbered by both the tree
preservation strip and the Dominion Virginia Power easement,these four (4) lots are lacking an
adequate buildable area that would accommodate dwelling construction consistent with this
neighborhood. The exceptions would accommodate the proposed dwellings while protecting
the tree preservation strip as negotiated with adjacent property owners.
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COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The property consists of 34recorded lots.Based on that number of lots and applying trip
generation rates for a single-family dwelling, the proposed development could generate
approximately 389average daily trips. Traffic generated by development of the property will
initially be distributed to Courthouse Road.
Courthouse Road is identified on the County’s Thoroughfare Plan as a major arterial with a
recommended right of way width of 120 feet. This section of Courthouse Road is a six-lane
divided road. In 2015, the traffic count on Courthouse Road between Smoketree Drive and
Lucks lane was 34,910 vehicles per day (Level of Service “D”).
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 3, which encompasses the area of the County south of
Midlothian Turnpike, west of Courthouse Road, north of the Powhite Parkway, and east of
Otterdale Road. Several 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’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 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 Courthouse Fire Station, Company Number 20
Anticipated Fire & EMS Impacts/Needs
Based on an average of .107 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 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
CapacityTrailersEnrollment
School Type AreaFunctional
Capacity
Elementary 7Gordon680160088
Middle4Midlothian 13763128193
High5Monacan20051142871
Total \[1\]16
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit.
\[1\]
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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
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward(804-748-1028) WardR@chesterfield.gov
Proffered Conditions 10 and 11 of Case 13SN0536 were offered to address downstream drainage
impacts, 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
01/23/17Application submitted
3/13/, 3/17Revised proffered conditions weresubmitted
& 3/27/17
4/19/17Amended application and revised proffered conditionssubmitted.
5/2/17Application amended (withdrew Tax ID 743-700-7253)
Community Meeting
03/22/17Issues Discussed:
No issues identified
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, Jackson and Wallin
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
Notes:
A.Both the Planning Commission and staff recommend acceptance of Proffered
Conditions 1, 3 and 4, as offered by the applicant.
B.Proffered Condition 2 was offer by the applicant since the Planning Commission’s
consideration of this request. Staff recommends acceptance of Proffered Condition 2.
With the approval of this request, Proffered Condition 5 and Proffered Condition 4.C.2 of Case
13SN0536 shall be amended as outlined below. All other conditions of Case 13SN0536 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 of or credited
toward, but not be in addition to, any impact fees, in a manner determined by the County.
(B& M)
2.Foundations.The exposed portion of any foundation shall be brick or stone. (P)
The Applicant hereby offers the following proffered conditions:
3.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 alesser amount is approved by the Planning
Department at time of plans review due to unique design circumstances. (P)
4.Garage Details.
a.A minimum of seventy-five (75) percent of all dwelling units shall have an attached
garage.
b.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. (P)
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ATTACHMENT 2
TEXTUAL STATEMENT
March 13, 2017
I.Setback and Lot Width Exceptions.
a.The front yard setback for Tax ID’s 743-699-6496 and 743-699-3689 shall be
reduced by ten (10) feet.
b.The lot width at the front building line shall be 86 feet for Tax ID 743-699-3689.
c.The front yard setback for Tax ID’s 743-699-1282 and 742-699-9976 shall be
reduced by four (4) feet.
d.The lot width at the front building line shall be 75 feet for Tax ID’s 743-699-1282
and 742-699-9976.
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ATTACHMENT 3
APPROVED CONDITIONS (13SN0536)
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