17SN0748
CASE NUMBER: 17SN0748 (AMENDED)
APPLICANT: Peacefield Development Corp
CHESTERFIELD COUNTY, VIRGINIA
MATOACADISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
JUNE 28, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant’s Agent:
ANNE MILLER (804-794-0571)
Planning Department Case Manager:
AMY SOMERVELL (804-748-1970)
101.5 Acres – 10300 & 10340 River Road
REQUEST
(AMENDED) Amendment of zoning approval (Case 05SN0214) to amend cash proffers and
transportation improvements, and amendment of zoning approval (Case 10SN0176) relative to
house size in a Residential (R-88) District. Specifically, amendments toCase 05SN0214 are
proposedto delete Proffered Condition 1 relative to a cash proffer payment and modify Proffered
Condition 12 relative to transportation improvements, andamendment of Case 10SN0176 would
increase the minimum dwelling size.
Note:A: The only conditionthat may be imposed is a buffer condition. The property owner may proffer conditions.
B: Proffered conditions, applicant’s letter, conditions ofCases 05SN0214 and10SN0176 are located in
Attachments 1-4.
SUMMARY
A single-family residential subdivision (Peacefield) is planned. The original zoning case (05SN0214)
was approved with a maximum density of 55 units and with the cash proffer amount of $11,500
per dwelling unit; escalated by the Marshall and Swift BuildingCost Index to $18,318. Currently,
the total potential value of the approved cash proffer equates to $989,172. The applicant has
requested to eliminate the cash proffer payment with this request and provide offsite road
improvements, as proffered with the original zoning case.
With this request, the applicant has included 54 units and is proposing to provide offsite road
improvements, as proffered in the original zoning case, valued at $921,307 in the first phase of
development, with a collective total value of $3,102,178. In order to provide a more like
comparison of the value of the first phase of 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 $989,172 is valued at $858,804 in current
dollars. Further analysis on the actual improvements may be found in the Transportation section of
this report.
Existing zoning conditions, and those proffered with this request (summarized on pages6 and 7)
provide design and architectural elements that are elevated in quality to that ofthe surrounding
community.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
APPROVAL
PLANNING
COMMISSION
AYES: Sloan, Freye, Jones and Wallin ABSTENTION: Jackson
PLANNING AND TRANSPORTATION - APPROVAL
Quality design and architecture provide for a convenient, attractive, and
harmonious communityelevated in quality to that of the surrounding
STAFF
community.
The development’s traffic impact will be addressed by providing road
improvements.
SUMMARY OF IDENTIFIED ISSUES
DepartmentIssue
The Public Facilities Plan recommends that Matoaca Elementary
School berevitalized or replaced. Substantial Accord review for a
potential new school site is pending Planning Commission and Board
of Supervisors review.
SCHOOLS
Post 2020, the Planalso recommends revitalization or replacement of
Matoaca East and Matoaca West Middle School, 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.
-
The Public Facilities Plan suggests the Ettrick-Matoaca library should 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
expansion or replacement of this facility or new facility has not been
acquired.
The Public Facilities Plan identifies the need for one Regional Parks, of
PARKS AND 175 acres, for a total of 175 acres nearest this location. Land for this
RECREATION park has not been acquired.
The applicant has not addressed provision of pedestrian facilities in
accordance with the Bikeways and Trails Plan.
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Comprehensive Plan
Classification:RESIDENTIAL AGRICULTURAL
The designation suggests the property is appropriate for agricultural residential useswith a
maximum of 0.5 dwelling units per acre.
Surrounding Land Uses and Development
Agricultural land with
single-family uses
Single-family residential
use –Chesdin Park, Trents
Farm & Chesdin Ridge
River Road
Graves Road
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-88) (Attachment 2).
Proffered conditions limited development to maximum of 55 lots and
05SN0214
included a cash proffer of $11,225 per dwelling unit to address the
Approved
development’s impacts.
(7/2005)
The staff report for Case 05SN0214 analyzed the impact of the proposed
development on public facilities and the applicant’s offers to mitigate that
impact (Attachment 3)
Amendment of 05SN0147 to reduce house size.
10SN0176
Minimum house size (gross floor area) 1,400 square feet
Approved
(Attachment 4)
(4/2010)
Design Requirements of Case 05SN0214
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 for one story dwelling unit and
2000 square feet for more than one story dwelling unit (superseded by Case 10SN0176).
Minimum foundation and porch treatmentof brick or stone veneer
Design Requirements of Case 10SN0176
The following provides an overview of the approved house size requirement referenced in the
attached case information (Attachment 4)
Minimum house size (gross floor area) 1,400 square feet
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 and architectural requirements offered
as part of this request(Attachment 1 -Proffered Conditions):
Lot Design:
Concrete front walks connecting to drives, sidewalks or streets
Front foundation planting beds
One front yard tree
Architecture:
Varied architectural style for dwellings located side-by-side or directly across a street
Minimum house size (gross floor area) 1800 square feet for one story and 2000 square
feet for more than one story
Construction:
30-year architectural/dimensional roof shingles
Step down siding permitted on side and rear elevations where unique topography exists
with limited step downsand maintaining a minimum of 24 inches of exposed foundation.
Variety of siding materials to include vinyl with minimum thickness of 0.42 inches
All street-facing facades finished in same materials
Front porch design
As suggested by Comprehensive Plan goals and zoning ordinance, the proffered conditions of
this current request along with those approved with Case05SN0214 include design and
architectural elements that are elevatedin quality to that of the surrounding community
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COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The property could be developed for 54 lots. Based on that number of lots and applying trip
generation rates for a single-family dwelling, development could generate approximately 596
average daily trips. Traffic generated by development of the property initially distributed to
Graves Road and River Road.
Graves Road is a collector road with a recommended right of way width of 70 feet, as identified
on the County’s Thoroughfare Plan. Graves 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 Graves Road was 800 vehicles per day (Level of Service
“A”).
River Road is identified on the County’s Thoroughfare Plan as a major arterial with a
recommended right of way width of 90 feet. River 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 River Road between Graves Road and Hickory Road
was 2,130 vehicles per day (Level of Service “C”).
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 offered the following (note: most of these conditions are
currently required by Case 05SN0214):
Road Improvements (Proffered Condition 1)
Construction of right and left turn lanes along River Road at the approved access.
Construction of right and left turn lanes along Graves Road at the approved
access.
Widening/improving the east side of River Road for the entire property frontage.
Widening/improving the north side of Graves Road for the entire property
frontage.
Clearing/grading in the southwestern corner of the property to provide adequate
sight distance for drivers traveling northbound on River Road.
The property is within Traffic Shed 16, which encompasses a large area in the southern part of
the County, south of River Road, Hickory Road, Matoaca Road, and Woodpecker Road. 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
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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 submitted information indicating that the traffic impact of the
proposed development is valued at $517,000 (55lots X $9,400). Attached is the applicant’s
information.
The applicant has proffered to widen/improve the east side of River Road and the north side of
Graves Road for the entire property frontage (Proffered Conditions 1.c. and d). The applicant
hasvalued these improvements at approximately $3,102,178. Staff concurs with the applicant’s
value of the improvements. It should be noted, however, that the actual cost to provide these
improvements could be more or less than this amount. Proffered Condition 1.g requires the
applicant to provide the Graves Road improvements, which are valued at $921,307, in
conjunction with initial development. 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
County’s budget or capital improvement program.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
VDOT has no objection to the amended Transportation proffers. Construction of the amended
proffered conditions is subject compliance with Department standards. VDOT will verify
compliance, through the County site plan review process.
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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 rural response zone for which Fire & EMS has a
goal ofresponding 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 Phillips Fire Station, Company Number 13
The Ettrick-Matoaca Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of .232 calls per dwelling, it is estimated that this development will
generate 13 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
bettermeet 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 tenschools 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 11 Matoaca 462239986
Middle6Matoaca 1267393073
High9Matoaca 19135175692
Total \[1\]26
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 that Matoaca Elementary School berevitalized or
replaced. Substantial Accord review for a potential new school site is pending Planning
Commission and Board of Supervisors review. Post 2020, the Plan also recommends
revitalization or replacement of Matoaca East and Matoaca West Middle School, 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-Matoaca
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.
PARKS AND RECREATION
Staff Contact: Stuart Connock(804-751-4484)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.
Nearby Parks Facilities \[within 3 mile radius\]
None
Public Facilities Plan
The Public Facilities Plan identifies the need for one Regional Parks, of 175 acres, for a total of 175
acres nearest this location. Land for this park has not been acquired.
The Bikeways and Trails Chapter of the Comprehensive Plan recommends provision of
pedestrian/bicycle facilities along all routes shown on the Planand connections from these routes
and existing pedestrian/bicycle facilities to adjacent developments. The Plan recommends a route
along River Road, the western line of the applicant’s project. The applicant has addressed the
impact to bicycle facilities by inclusion of the 4’ width paved shoulder. The applicant has not
addressed provision of pedestrian facilities in accordance with the Bikeways and Trails Plan.
The applicant is encouraged to consider a pedestrian/bicycle system within the development and
connection of pedestrian/bicycle facilities to adjacent subdivisions, where feasible, and is
compatible with the planned development.
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HEALTH
Staff Contact: Richard Michniak (804-748-1695) Richard.Michniak@vdh.virginia.govor
Jack Watts (804-748-1695) Jack.Watts@vdh.virginia.gov
The Health Department must approve any new or expanded use of individual well and septic
systems.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward(804-748-1028) WardR@chesterfield.gov
Proffered Condition 8 of Case 05SN0214 was offered to address downstream drainage impacts,
and will not be affected with this amendment.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The proposed request will not impact this facility.
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CASE HISTORY
Applicant Submittals
12/19/16Application and proffers submitted
2/133/3 & Revised proffers submitted
3/22/17
4/6/17Amended application and proffers
Community Meeting
2/3/17Issues Discussed:
Planned road improvements for development
Entrance locations to development
Drainage impacts on adjoining properties
Type of homes planned
Impact of deleting cash proffers on county public facilities
Planning Commission
3/21/17Action – DEFERRED TO APRIL 18, 2017 ON THE COMMISSION’S OWN MOTION
WITH THE APPLICANTS’CONSENT
4/18/17Action –DEFERRED TO MAY 16, 2017 ON THE COMMISSION’S OWN MOTION
WITH THE APPLICANTS’CONSENT
5/16/2017Citizen Comments:
A citizen indicated support for the proposed house sizes.
Commission Discussion:
Mr. Jackson advised the Commission that he would abstain from voting on this
case, noting his continueddiscussions with the Budget and Management
departmentrelative to information provided inthestaff report.
Recommendation –APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Wallin Second: Freye
AYES: Sloan, Freye, Jonesand Wallin
ABSTENTION: Jackson
The Board of Supervisors on Wednesday, June 28, 2017, beginning at 6:00 p.m., will consider
this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
(March 28, 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 05SN0214 shall be deleted,
Proffered Condition 12 of Case 05SN0214 and the Proffered Condition of Case 10SN0176 shall
be amended as outlined below. All other conditions of Case 05SN0214 shall remain in force and
effect.
The Applicant amends Proffered Condition 12 of Case 05SN0214 to read as follows:
1.Road Improvements. The applicant shall be responsible for the following road
improvements:
a.Construction of additional pavement along River Road at the approved access to
provide a right turn lane and left turn lanes, if warranted, based on
Transportation Department standards.
b.Construction of additional pavement along Graves Road at the approved access
to provide right and left turn lanes, if warranted, based on Transportation
Department standards.
c.Widening/improving the east side of River Road to a twelve (12) foot wide travel
lane, measured from the centerline of the existing pavement, with an additional
four (4) foot wide paved shoulder plus a four (4) foot wide unpaved shoulder and
overlaying the full width of River Road with one and one-half (1.5) inches of
compacted bituminous asphalt concrete, with modifications approved by the
Transportation Department, for the entire property frontage.
d.Widening/improving the north side of Graves Road to a twelve (12) foot wide
travel lane, measured from the centerline of the existing pavement, with an
additional four (4) foot wide paved shoulder plus a four (4) foot wide unpaved
shoulder and overlaying the full width of Graves Road with one and one-half
(1.5) inches of compacted bituminous asphalt concrete, with modifications
approved by the Transportation Department, for the entire property frontage.
e.Clearing/grading in the southwestern corner of the property to provide adequate
sight distance for drivers traveling northbound on River Road, as determined by
the Transportation Department at time of construction plan review.
f.Dedication to Chesterfield County, free and unrestricted, of any additional right-
of-way (or easements) required for the improvements identified above.
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g.Prior to recordation of the initial subdivision plat, a phasing plan for the required
road improvements, identified above, shall be submitted to and approved by the
Transportation Department. The approved phasing plan shall require that in
conjunction with the initial development, the road improvements described in d.
above shall be provided. (T)
The Applicant amends the Proffered Condition of Case 10SN0176 to read as follows:
2.Dwelling Size.The minimum gross floor area for one story dwelling units shall be 1,800
square feet and dwelling units with more than one story shall have a minimum gross
floor area of 2,000 square feet. (P)
The Applicant hereby offers the following proffers:
3.Architectural/Design Elements:
a.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
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
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.
ii.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.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
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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 boardor 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.
(P)
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ATTACHMENT 2
APPLICANT’SROAD CASH PROFFER LETTER
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ATTACHMENT 3
APPROVED CONDITIONS (05SN0214)
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ATTACHMENT 4
APPROVED CONDITIONS (10SN0176)
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