17SN0777
CASE NUMBER: 17SN0777
APPLICANT: Bayhill Development Corporation
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
ALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
May 24, 2017
Board of Supervisors Time Remaining:
365 DAYS
ANDREW SCHERZER (804-794-0571)
ontact:
BAYHILL DEVELOPMENT CORPORATION
45.9 Acres Along and off of West Hensley,
(804-744-1340)
Beach and Avening Roads
Planning Department Case Manager:
DREW NOXON (804-796-7122)
REQUEST
Amendment of zoning approval (Cases 01SN0230 and 02SN0163) to amend cash proffers and
road improvement requirements in a Residential (R-12) District. Specifically, the applicant
proposes to amend Proffered Condition 3 of both cases, relative to cash proffer payment, and to
delete Proffered Conditions 9, 10 and 11 of Case 02SN0163 relative to access, required road
improvements and the phasing of such improvements.
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 Cases 01SN0230 and 02SN0163 are located
in Attachments 1 - 3.
SUMMARY
A single-family residential subdivision (Willow Creek) is under development. There are 99 units
included with this request, on which a cash proffer could be collected, in the amount of $13,708
per dwelling unit. Currently, the total potential value of the approved cash proffer equates to
$1,357,092. 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 $930,600. The applicant proposes to
delete the requirement for access to Beach Road from the development as well as the required
improvements associated with this access.
Existing zoning conditions, and those proffered with this request, provide design and architectural
standards (summarized on pages 6 and 7) that are comparable in quality to the surrounding
community.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
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
convenient, attractive and harmonious community.
STAFF
payments.
Adequate subdivision access will be maintained.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Clover Hill library should be
LIBRARIES expanded/replaced or a new facility shall be constructed in the general
vicinity of the current site. Land for expansion or replacement of this
facility has not been acquired.
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TABLE A
REQUEST PROPERTIES
Tax Identification Number Address
722-656-Part of 4899 14270 BEACH RD
722-656-8576 14260 BEACH RD
722-658-Part of 3004 11106 CRUMP LANDING TRL
722-658-8189 10806 AVENING RD
722-658-8477 10812 AVENING RD
722-658-8668 10818 AVENING RD
722-658-9649 11100 FORBES GLEN RD
723-657-2696 11113 CRUMP LANDING TRL
723-657-4487 11100 AVENING RD
723-658-0535 10900 AVENING RD
723-658-1205 11107 CRUMP LANDING TRL
723-658-1228 10906 AVENING RD
723-658-1377 10819 AVENING RD
723-658-2250 10901 AVENING RD
723-658-3414 11000 AVENING RD
723-658-3801 11018 AVENING RD
723-658-5619 11013 AVENING RD
723-658-6401 11025 AVENING RD
724-657-0182 11013 CHURCH POINT RD
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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
Springford Pkwy
Winterpock Rd
Single-family use
-Willow Creek
Avening Rd
Single-family use
-Collington
Beach Rd
W Hensley Rd
Salk Rd
Single-family use
-Physic Hill
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PLANNING
Staff Contact: Drew Noxon (804-796-7122) noxona@chesterfield.gov
Zoning History
Case Number Request
Rezoning to R-12 to permit a single-family residential development of 2.0
01SN0230 dwelling units per acre (maximum of 120 units). Proffered conditions included a
Approved cash proffer of $7,800.00 per dwelling unit (currently escalated to $13,708).
(8/22/2001) The staff report for Case 01SN0230 analyzed the impact of the proposed
Rezoning to R-12 to permit a single-family residential development of 2.2
02SN0163 dwelling units per acre (maximum 86 units). Proffered conditions included a cash
Approved proffer of $7,800.00 per dwelling unit (currently escalated to $13,708).
(3/13/2002) The staff report for Case 02SN0163 analyzed the impact of the proposed
development o
Proposal
Single-family residential uses are proposed. An overall maximum of two hundred and six (206)
units are permitted with the approved zoning. One hundred and four (104) recorded lots within
the boundaries of the original zoning request and are excluded from this request, with a maximum
of ninety-nine (99) units impacted by the proposed amendment.
Design Requirements of Cases 01SN0230 and 02SN0163
The following provides an overview of approved design requirements referenced in attached
case information (Attachments 2 & 3):
Case 01SN0230:
Minimum dwelling size (gross floor area) of 2,100 square feet for one-story units and
2,500 square feet for units with more than one story.
Case 02SN0163:
Minimum dwelling size (gross floor area) of 1,700 square feet for one-story units and
2,000 square feet for units with more than one story.
Buffers within recorded open space
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.
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The following provides an overview of additional design requirements offered as part of this
request (Attachment 1 Proffered Condition 3):
Hardscaped driveways (materials to include brushed concrete, stamped concrete, exposed
aggregate concrete or asphalt)
Front walks consisting of concrete or decorative pavers
Lamp post in front yards of all units
Front yards sodded and irrigated
Front foundation planting beds
One street tree per lot
Varied elevations for dwellings located side-by-side, directly or diagonally across street
Variety of siding materials
At least 40% (4 in 10) dwelling units shall have brick, stone or masonry fronts that cover
a minimum of 20% of the façade
Step down siding permitted based on unique topography with limited step down and
maintaining 24 inches of exposed foundation
Varied roof lines
30-year architectural/dimensional roof shingles
Foundation treatment
Front porch treatment
Maximum projection for front-loaded garages from front facade; upgraded garage door
treatments for front and corner-side loaded garages
Chimney/fireplace treatment
Screening of mechanical equipment
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions of this request along with those approved with Cases 01SN0230 and 02SN0163
include quality design and architectural elements that comparable in quality to the surrounding
community.
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COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The property consists of 14 recorded lots and 46.5 undeveloped acres. A preliminary
subdivision plat (Willow Creek) has been approved for the undeveloped acres, which depicts 85
lots. Based on the total 99 lots and applying trip generation rates for a single-family dwelling,
development could generate approximately 1,041 average daily trips. Traffic generated by
development of the property will initially be distributed via residential streets to Springford
Parkway.
Springford Parkway is a major arterial with a recommended right of way width of 90 feet, as
-lane road that was
constructed in conjunction with area residential development. No traffic volume data is
available for Springford Parkway.
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 applicant has committed that no direct access will be provided from any lot to Beach Road
(Proffered Condition 2).
The property is within Traffic Shed 12, which encompasses a large area in the south-central part
of the County. Many 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.
s road
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 1). Staff
supports the request.
As part of the approval of Case 02SN0163, the Board accepted several proffered conditions
western property line. This road was intended to provide access to both the subject property
and the property in the northeast quadrant of the Winterpock Road/Beach Road intersection.
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The applicant is requesting to delete Proffered Conditions 9, 10 and 11 associated with
construction of this road; however, Proffered Condition 6 requiring dedication of the right-of-
way for the Public Road will remain in place. There are currently no public funds planned or
programmed towards construction of the Public Road. As such, construction of the Public Road
is unlikely to occur unless it is included with future development.
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 Winterpock Fire Station, Company Number 19
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.108 calls per dwelling, it is estimated that this development will
generate 10 annual calls for Fire/EMS services.
Additional Fire and EMS Comments
Elimination of the Beach road access will not create an access issue for Fire and EMS. Fire and
EMS has evaluated the proposed plan with the elimination of the Beach road access, and there
are no choke points of 50 or more lots in an area of the development. 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 Total
Capacity Trailers Enrollment
School Type Serving Area Functional
Capacity
Elementary 21 Spring Run 904 0 881 97
Middle 11 Bailey Bridge 1494 0 1366 91
High 16 Manchester 2160 5 2001 93
Total \[1\] 48
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
ded 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
Clover Hill Library
Public Facilities Plan
The
Public Facilities Plan suggests the Clover Hill library should be expanded/replaced or a new
facility shall be constructed in the general vicinity at or near current site. Land for expansion or
replacement of this facility has not been acquired.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
No comments submitted to date.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384)
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
3/24/2017 Application submitted
3/15/2017 Proffered conditions submitted
&
3/27/2017
Community Meeting
3/16/17 Issues Discussed:
Traffic impacts
Connection to Beach Road
Timeline for development of remaining parcels
Concerns that real estate taxes will be increased to support new
development and roads in the vicinity
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 3 of Case 01SN0230 and Proffered
Conditions 3 and 9 of Case 02SN0163 shall be amended as outlined below. Proffered Conditions
10 and 11 of Case 02SN0163 shall be deleted. All other conditions of Case 01SN0230 and Case
02SN0163 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.Vehicular Access. No direct vehicular access shall be provided from any lot to Beach
Road. (T)
The Applicant hereby offers the following proffered conditions:
3.Architectural/Design Elements:
a.Driveways/Front Walks.
i.Driveways. All private driveways serving residential uses shall be brushed
concrete, stamped concrete, exposed aggregate concrete or asphalt.
ii.Front walks. A minimum of a three (3) foot wide concrete or decorative
pavers front walk shall be provided from the entrance of each dwelling
unit , to connect to drives, sidewalks or streets.
iii.Lamp Posts. One (1) lamp post shall be provided to each dwelling unit.
The design of such lamp posts shall be consistent throughout the
Property.
iv.Mailboxes. If individual mailbox units are provided for each lot, the
design of such mailboxes shall be consistent throughout the Willow Creek
subdivision. Any provided mailbox units shall be painted white at time of
initial installation.
b.Landscaping.
i.Front Yard Tree: One (1) tree per lot shall be planted or retained along
both sides of all streets. A tree shall be planted or retained on both street
frontages on corner lots. The tree shall be planted or retained along the
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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 and Yards. All front yards shall be sodded
and irrigated. Foundation planting beds shall be provided along the front
facades of dwelling units. Foundation planting beds shall be a minimum
of four (4) feet wide as measured 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. Unit corners shall be visually softened with vertical
--
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. Dwelling units with the same elevations may not be located
adjacent to, directly across, or diagonally from each other on the same
street. This requirement does not apply to units on different streets
backing up to each other.
ii.Foundations. The exposed portion of any foundation shall be brick or
stone. Synthetic or natural stucco foundations may be permitted for
facades constructed entirely of stucco. 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.Façade Materials. At least 40% (4 in 10) of all dwelling units constructed
shall have brick, stone or masonry fronts that cover a minimum of 20% of
the façade (which façade shall exclude gables, windows, trim and doors).
Other acceptable siding materials shall include stucco, synthetic stucco
(E.I.F.S), or horizontal lap siding. Horizontal lap siding may be
manufactured from natural wood or cement fiber board or may by
premium quality vinyl siding with a minimum wall thickness of 0.042
inches. Synthetic Stucco (E.I.F.S) siding shall be finished in a smooth, sand
or level texture, no rough textures are permitted. Exterior facades shall
include, at a minimum, 1 x 6 rake and fascia boards.
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d.Roofs.
i.Varied Roof Line. Varied roof designs and materials shall be used on
facades of dwelling units that face a street. Minimum roof pitch shall be
7/12, and there shall be a minimum roof overhang of twelve (12) inches.
ii.Roof Materials. Roofing material shall be dimensional architectural
shingles with a minimum 30-year warranty. All flashing shall be copper or
pre-finished aluminum (bronze or black).
e.Porches.
i.Front Porches: All front entry stoops and front porches shall be
constructed with continuous masonry foundation wa
masonry piers. Extended front porches shall be a minimum of four (4)
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.
f.Fireplaces, Chimneys and Flues.
i.Chimneys. Chimney chases shall be constructed of brick or stone. The
width and depth of chimneys shall be appropriately sized in portion to
the size and height of the unit.
ii.Direct Vent Fireplaces. Direct vent gas fireplace boxes which protrude
beyond the exterior plane of the unit, are not permitted on front facades.
All the exterior materials and finishes used to enclose the fireplace box
must match the adjacent façade.
g.Garages.
i.Front Loaded Garages. 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.Garage Doors. 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.
h.Heating, Ventilation and Air Conditioning (HVAC) Units and Whole House
Generators. Units shall initially be screened from view of public roads by
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landscaping or low maintenance material, as may be approved by the Planning
Department. (P)
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ATTACHMENT 2
APPROVED CONDITIONS (01SN0230)
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ATTACHMENT 3
APPROVED CONDITIONS (02SN0163)
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