17SN0756
CASE NUMBER: 17SN0756 (AMENDED)
APPLICANT: Enon, LLC
CHESTERFIELD COUNTY, VIRGINIA
BERMUDA DISTRICT
AND RECOMMENDATION
Board of Supervisors Hearing:
JUNE 28, 2017
Board of Supervisors Time Remaining:
365 DAYS
ANDREW SCHERZER (804-425-9474)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
56.7 Acres 13911 North Enon Church Rd
REQUEST
(AMENDED) Amendment of zoning approvals (Cases 07SN0141 and 16SN0513) to amend cash
proffers, uses and development standards in a Community Business (C-3) District. Specifically,
applicant proposes to modify Proffered Condition 1 of Case 16SN0513 relative to cash payments
and Textual Statement Items I and IV.B of Case 07SN0141 to delete residential townhouse use and
requirements.
Notes: A. Conditions may be imposed or the property owner(s) may proffer conditions.
B. Proffered Conditions and existing zoning conditions are located in Attachments 1-3.
SUMMARY
Existing zoning permits a 130-unit mixed use development with conventional and clustered single
family and townhouse residential uses plus a maximum of 40,000 square feet of commercial uses.
With this request, the applicant proposes to remove townhouses as a permitted residential
product. This change would not affect the permitted maximum of 130 dwelling units.
The current cash proffer amount is $18,966 per dwelling unit with a current total potential value
which equates to $2,465,580. The applicant is proposing to reduce the cash proffer payment on all
units to $9,400 equating to a total potential value of $1,222,000. The proffer allows, at the option
of the Transportation Department, a reduction in the cash proffer payments based on the cost of
road improvements provided by the applicant. The specific improvements that may be provided
have not been finalized.
Existing and proposed zoning conditions require quality site and architectural design to provide for
a convenient, attractive and harmonious 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
STAFF harmonious community
and/or road improvements.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Enon library should be
expanded/replaced or a new facility shall be constructed in the general
LIBRARIES
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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Comprehensive Plan
Classification: Medium-High Density Residential and Industrial
This designation suggests the majority of the property is appropriate for residential use of 4 to 8 dwelling
units per acre with a portion fronting N. Enon Church appropriate for industrial use.
Surrounding Land Uses and Development
North Enon
Industrial and
Church Rd
vacant zoned
Industrial
CSX Railroad
Burgess Rd
Single-family uses
in Home Acres
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Community Business (C-3) with conditional use planned
development plus waiver to street connectivity to permit a mixed use
development including 130 single and multi-family (cluster) and townhouse
07SN0141*
units and/or a maximum of 40,000 square feet of commercial uses.
Approved
Approved conditions address site design and architectural standards for
(7/2007)
commercial and residential use
Cash payments of $15,600 per dwelling unit were offered to address the
developmen, and fire facilities
Amendment of Case 07SN0141 to: reduce the cash proffer payment from an
16SN0513*
escalated $21,186/unit to $18,966/unit (current payment amount); and
Approved
permit front loaded garages to be located closer to the road than the dwelling
(10/2015)
*The staff report for these cases analyzed the impact of the proposed development on public facilities and
tigate that impact.
Proposal
With the approval of this request, residential townhouse units would no longer be a housing type.
This amendment does not reduce the maximum permitted number of 130 single family dwelling
units
Design Requirements of Cases 07SN0141 and 16SN0513
The following represents an overview of the approved design requirements referenced in attached
case information (Attachment 2):
Minimum of fifteen percent (15%) of the gross acreage to be recorded as open space
20-foot tree preservation strip along southern property line where lots have an area of
12,000 square feet or greater; 20-foot landscaped setback along southern property line
where lots have an area less than 12,000 square feet with a solid fence optional; These
setbacks in recorded open space
Street trees and sidewalks on both sides of all public roads and on-street parking option
Foundation treatment includes brick, decorative masonry, stone or synthetic stucco
(E.I.F.S.)
Active and passive recreational areas to be provided, including sidewalks, a clubhouse and
pool
Focal point (0.75 acre) including amenities that accommodate and facilitate gathering
Hardscaped driveways and alleys, including specific design requirements for alleys
Minimum house size for single family dwellings (1,400 square feet of gross floor area)
Front loaded garages allowed to extend as far forward from the front line of the main
dwelling a distance equal to the front porch with a shared roof line and where rooflines
are not contiguous a maximum of 2 feet closer to street than main dwelling
Architectural treatment of commercial building compatible with Rivers Bend II
development
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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 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.
Additional design and architectural standards offered by the applicant with this case include:
Concrete front walks and front foundation planting beds
Dwellings with same elevations not permitted adjacent to, directly across from, or
diagonally across from each other on the same street
Step down siding may be permitted where unique topography exists with limited step
downs and maintaining a minimum of 24 inches of foundation
Treatment and materials for residential building facades brick, stone, stucco, synthetic
stucco (E.I.F.S.), and horizontal lap siding (wood, cement, cement fiber board, or vinyl
siding (with thickness of 0.042 inches)
Use of same materials on street facing facades
Use of dimensional architectural shingles or better with 30-year warranty
Treatment and minimum widths for front porches
Existing conditions of zoning and conditions proffered with this case include quality residential
design and architectural elements that will create an attractive, unique, well-planned, well-
maintained and long lasting development that is in compliance with the Comprehensive Plan
goals and the zoning ordinance.
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COUNTY TRANPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
Case 07SN0141 limits residential development to 130 dwelling units (Proffered Condition 2).
Based on those number of lots and trip generation rates for a single-family unit, the proposed
residential development could generate approximately 1,337 average daily trips. Traffic
generated by development of the property will be initially distributed to North Enon Church
Road and to Route 10.
North Enon Church Road is a major arterial with a recommended right of way width of 90 feet,
-lane road.
Sections of the road are substandard, with approximately 10-foot lane widths. VDOT minimum
geometric design standards recommend this road have 12-foot lane widths and 10-foot
shoulders. It is anticipated that with build-out of the Meadowville Technology Park, the section
of North Enon Church Road north of Route 10 will require widening to a four-lane road. In 2015,
the traffic count on North Enon Church Road north of Route 10 was 7,000 vehicles per day
as a major arterial with a
recommended right of way width of 120 to 200 feet. Route 10 is a four-lane divided road. In
2015, the traffic count on Route 10 west of North Enon Church Road was 34,385 vehicles per
Section 19.1-231 of the County Code outlines the general requirements to meet the needs of
the traffic generated by a proposed development, including acceptable levels of service. This
proposed residential development would contribute to an identifiable need for transportation
improvements.
The property is within Traffic Shed 15, which encompasses a large area in the eastern part of
the County, east of I-95. 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.
An applicant may choose to address the
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
chooses to address rk through payment
of a cash proffer, $9,400 per dwelling unit for improvements to the road network would be
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appropriate. The impact of the proposed development could be valued at $1,222,000 ($9,400 x
130).
The applicant has proffered to pay $9,400 for each single-family unit (Proffered Condition 1).
The Proffer allows, at the option of the Transportation Department, a reduction in the
payments based on the cost of road improvements provided by the applicant. Currently, the
specific road improvements have not been finalized, but staff has discussed with the applicant
the possibility of providing improvements to the Enon Church Road railroad crossing to
accommodate the planned 4-lane widening of that road. 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
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 Enon Station, Company Number 6
The Rivers Bend Fire Station, Company Number 18
Anticipated Fire & EMS Impacts/Needs
Based on an average of .224 calls per dwelling, it is estimated that this development will
generate 29 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
Capacity Trailers Enrollment
School Type Area Functional
Capacity
Elementary 27 Enon 577 4 524 91
Middle 14 Elizabeth Davis 1319 4 1235 94
High 21 Thomas Dale 2874 2 2252 78
Total \[1\] 62
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 Enon Elementary School be revitalized or replaced.
Plans are underway for construction of a new Enon Elementary School on the existing school
site, and the anticipated opening of the school is January 2019. Post 2020, the Plan also
recommends a new high school facility in the vicinity of Chester Road and Route 288 north of
Route 10, however at this time a budget has not been developed for the acquisition of land or
construction of this school facility as recommended in the Plan.
Additional Schools Comments
Case 16SN0513 permits a mixed use development consisting of a maximum of 130 dwelling
units. While this case permits an unspecified mix of housing types, the student yield
calculations are based on 130 single family dwelling units, the maximum possible impact.
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
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 Library
Enon
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Enon 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 or new facility has not been acquired.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
To date, no comments received.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Proffered Condition 10 of Case 07SN0141 was 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
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
12/13/2016 Application submitted
2/17, 2/28 Revised proffered conditions were submitted
and
3/13/2017
4/20/2017 Application amended and revised proffered conditions submitted
Community Meeting
2/14/2017 Issues Discussed
Applicant indicated development is planned to only include single family
residential dwellings; no townhomes
Efficiency of 20-foot tree preservation area
Increased traffic on North Enon Church Road where traffic is currently
an issue
On-site family cemetery required to be protected
Planning Commission
3/21/2017 Action DEFERRED TO MAY 16, 2017 ON OWN MOTION
S CONSENT.
5/16/2017 Citizen Comments:
No citizens spoke to this request.
Commission Discussion:
Mr. Jackson advised the Commission that he would abstain from voting on this
case, noting his continued discussions with the Budget and Management
Department relative to information provided in staff report.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Wallin Second: Freye
AYES: Sloan, Freye, Jones and 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
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 16SN0513 and Item I of the
Textual Statement of Case 07SN0141 shall be amended as outlined below. Item IV.B of the
Textual Statement of Case 07SN0141 shall be deleted. All other conditions of Case 16SN0513
and Case 07SN0141 shall remain in force and effect.
(Staff Note: The purpose of the amendments to the Textual Statement of Case 07SN0141 is to
omit residential townhomes as a permitted use. Textual Statement Item I (preamble) is
reworded to remove reference to townhouse use and requirements for townhouse
development (Item IV.B) is deleted.)
The Applicant amends Proffered Condition 1 of Case 16SN0513 to read as follows:
1.Road Cash Proffers.
a.The applicant, sub-divider, or assignee(s) shall pay $9,400 for each dwelling unit
to the County of Chesterfield for road improvements within the service district
for the property.
b.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 in addition to, any impact
fees, in a manner determined by the County.
c.At the option of the Transportation Department, cash proffer payments may be
reduced for the cost of road improvements provided by the applicant, sub-
divider, or assignee(s), as determined by the Transportation Department,
exclusive of those road improvements identified in Proffered Condition 11 of
Case 07SN0141. (B&M and T)
The Applicant amends Item I of the Textual Statement of Case 07SN0141 to read as follows to
remove townhouses as a permitted use:
2.Rezone from A to C-3 with a Conditional Use to permit residential uses and Conditional
set forth below. (P)
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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 the entrance of each dwelling unit, to connect to drives, sidewalks or
street.
b.Landscaping
i.Front Foundation Planting Beds: Front foundation planting beds shall be
required along the entire front façade of all units, and shall extend along
all sides facing a street. Foundation Planting Beds shall be a minimum of
trenched edge or suitable landscape edging material. Planting beds shall
include medium shrubs, spaced a maximum of four (4) feet apart. Unit
-
-nting.
c.Architecture and Materials
i.Repetition: Dwellings with the same elevations may not be located
adjacent to, directly across from, or diagonally 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
a maximum of two (2) steps permitted on any elevation, and with a
minimum separation of eight (8) feet between steps. A minimum of 24
inches of exposed brick or stone shall be required, unless a lesser amount
is approved by the Planning Department at time of plans review due to
unique design circumstances.
iii.Exterior Facades: Acceptable siding materials include brick, stone,
masonry, stucco, synthetic stucco (E.I.F.S), vinyl siding, and approved
horizontal lap siding. Horizontal lap siding may be manufactured from
natural wood or cement fiber board or may be premium quality vinyl
siding. Plywood and metal siding are not permitted. Additional siding
requirements:
1.Where a dwelling borders more than one street, all street-facing
facades shall be finished in the same materials.
2.
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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, Stoops and Decks
i.Front Porches: All front entry stoops and front porches shall be
masonry piers. Extended front porches shall be a minimum of five (5) feet
deep. Space between piers under porches shall be enclosed with framed
lattice panels. Handrails and railings shall be finished painted wood, vinyl
rails or metal rail systems with vertical pickets or swan balusters. Pickets
shall be supported on top and bottom rails that span between columns.
(P and BI)
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ATTACHMENT 2
APPROVED CONDITIONS (CASE 07SN0141)
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ATTACHMENT 3
APPROVED CONDITIONS (CASE 16SN0513)
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