17SN0772
CASE NUMBER: 17SN0772 (AMENDED)
APPLICANT: Amberleigh, LLC
CHESTERFIELD COUNTY, VIRGINIA
CLOVER HILL DISTRICT
YSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
JUNE 28, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant Agent:
ANDREW M. SCHERZER (804-794-0571)
AMBERLEIGH, LLC (804-276-4134)
Planning Department Case Manager:
19.1 Acres - Amberleigh Circle and Ladino Lane
DREW NOXON (804-796-7122)
REQUEST
Amendment of zoning approval (Cases 01SN0120 and 07SN0365) to amend cash proffers in a
Townhouse Residential (R-TH) District. Specifically, the applicant requests to modify Proffered
Condition 3 of Cases 01SN0120 and 07SN0365 relative to cash proffer payment.
Notes: A. WITHDRAWAL OF PARCELS WAS SUBMITTED AFTER THE PUBLIC ADVERTISEMENT OF THIS CASE.
B. Conditions may be imposed or the property owner may proffer conditions.
C. Proffered conditions and existing zoning conditions, Textual Statements, and exhibits are located in
Attachments 1 - 7.
SUMMARY
A mix of residential and commercial uses (Amberleigh) is under development. The original zoning
case 01SN0120 was approved with a density of approximately 140 units and the current cash
proffer amount of $10,691. The first 98 units were not subject to a cash proffer payment. There are
12 units remaining to be constructed, subject to zoning case 01SN0120. Additionally, the second
original zoning case 07SN0365 was approved with a density of 50 units and the current cash proffer
amount of $21,186.
Currently, the collective, total potential value of the approved cash proffer equates to $1,187,592,
based on the 62 subject properties. The applicant has requested to reduce the cash proffer
payment amount to $2,914 per dwelling unit, equating to a total potential value of $180,668. In
addition, the applicant has proffered that all the units included with this request will be age
restricted.
Existing zoning conditions and those proffered with this request provide design and architectural
standards (summarized on pages 6 & 7) that are comparable in quality to the surrounding
community.
On June 6, 2017, revisions to the zoning application were submitted. Specifically, the applicants
have withdrawn four (4) parcels from the request since cash proffers have been paid on these
parcels. This results in the acreage of the request being reduced from 19.5 acres to 19.1 acres.
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
The quality design and architecture required by existing zoning conditions
STAFF provide for a convenient, attractive and harmonious community
payments
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SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new high school in the
SCHOOLS
vicinity of Genito and Otterdale Roads northwest of Swift Creek Reservoir.
Land has not been acquired for the construction of this facility.
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Comprehensive Plan (Eastern Route 360 Corridor Plan)
Classification: MIXED USE CORRIDOR
The designation suggests the property is appropriate for a mix of residential uses incorporating high
quality architectural features, site amenities and a design to maintain open space (up to
6 units/acre); offices; churches; public facilities; and similar uses.
Surrounding Land Uses and Development
Amberleigh Cir Amberhill Loop
Gregory
Residential uses
Pond Rd
Amberdale Dr
Ladino Ln
Amberleigh Commercial
Hull St Rd
Blvd uses
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PLANNING
Staff Contact: Drew Noxon (804-796-7122) noxona@chesterfield.gov
Zoning History
Case Number Request
Rezoning to C-3 and R-TH plus conditional use planned development to permit a
mixed-use development consisting of office, commercial, and a maximum of 140
residential units. Proffered Conditions included a cash proffer in excess of 98
01SN0120 units of $6,084 per dwelling unit to be allocated for schools, parks, libraries, fire
Approved stations and transportation facilities (currently escalated to $10,691). (Proffered
(1/24/2001) Condition 3)
The staff report for Case 01SN0120 analyzed the impact of the proposed
impact.
Rezoning to R-TH plus conditional use planned development to permit a mix of
residential and commercial uses with a maximum density of 50 dwelling units.
Proffered Conditions included a cash proffer of per unit to be allocated
$15,600
07SN0365
to infrastructure improvements (currently escalated to ). (Proffered
$21,186
Approved
Condition 3)
(10/24/2007)
The staff report for Case 07SN0365 analyzed the impact of the proposed
impact.
Proposal
A mix of townhouse and single-family residential uses are currently under development. An
overall maximum of 190 units are permitted with the two approved zoning cases. There are
12 remaining lots within the boundaries of the eastern tract (Case 01SN0120). Development of
the western parcel (Case 07SN0365) with a maximum of 50 units has not yet begun. A maximum
of 62 dwelling units are impacted by the proposed amendment.
Design Requirements of Cases 01SN0120 and 07SN0365
The following provides an overview of the approved design requirements referenced in the
attached case information (Attachments 2 - 6):
Case 01SN0120 (eastern tract):
Architectural treatment to include variety of materials
Foundation treatment - brick veneer, poured concrete, conditioned crawl space
Variation in setbacks of units
Sidewalks, street lights and street trees on both sides of streets
Driveways paved with concrete or asphalt
Maximum of four (4) attached units
Landscaping around buildings, in medians, between buildings and driveways and within
setbacks
Passive recreation uses
Pavilion as focal point; hardscaped areas and benches for gathering
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Case 07SN0365 (western tract):
Architectural treatment to include variety of materials
Foundation treatmentbrick veneer, poured concrete and conditioned crawl space
Variation in setbacks of units
Maximum number of attached units
Hardscaped driveways
Sidewalks, street lights and street trees on both sides of streets
Garages in all units; front-loaded garages located no closer to street than front facades of
units
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.
The following provides an overview of additional design requirements offered as part of this
request (Attachment 1 Proffered Conditions 3 - 5):
All properties:
50-year architectural/ dimensional roof shingles
All street-facing facades finished in same materials
Upgraded garage door treatments for front and corner-side loaded garages
Properties included with Case 07SN0365 (Western Tract)
Landscaping around all buildings, between buildings and driveways and within medians
Minimum of six (6) acres open space including a memorial garden and pocket park similar
to Exhibit B (Note: The Zoning Ordinance requires the provision of a minimum of 30% of
the development as common area or approximately 4 acres)
Storage structure for fishing gear located near existing pond
As suggested by the Comprehensive Plan goals and zoning ordinance, the proffered conditions
of this current request along with those approved with Cases 01SN0120 and 07SN0365 include
design and architectural elements that will be comparable in quality to the surrounding
community.
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COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
Part of the property includes 12 recorded lots. The property also includes 17.9 undeveloped
acres. Case 07SN0365 limits the residential density of the undeveloped property to 50 dwelling
units (Proffered Condition 17). The applicant has proffered that all the units will be age-
restricted (Proffered Condition 2). Based on a total of 62 units and applying trip generation
rates for a senior housing-attached unit, development could generate approximately 206
average daily trips. Traffic generated by development of the property will initially be
distributed to Hull Street Road.
Hull Street Road is identified on t
recommended right of way width of 120 to 200 feet. This section of Hull Street Road is a six-
lane divided road. In 2015, the traffic count on Hull Street Road between Courthouse Road and
Walmsley Bou
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 property is within Traffic Shed 4, which encompasses the area of the County south of
Midlothian Turnpike, north of Hull Street Road, and east of Courthouse Road. Several roads in
this area of the County have been widened to four or six lanes. However, some 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 tmpact on the C
through dedication of property, construction of road improvements, or a cash proffer. If an
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. The Policy allows the county to consider
mitigating circumstances about a proposed development. In this case, the residential
development will be limited to senior housing-attached units, which generates 31% of the
traffic of single-family dwelling unit. The traffic impact could be addressed by $2,914 ($9,400 x
31%) per unit. The traffic impact could be valued at $192,324 ($2,914 x 66).
The applicant has proffered to make payments of $2,914 for each dwelling unit (Proffered
Condition 1). Staff supports the request.
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BUDGET AND 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 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 Manchester Volunteer Rescue Squad Fire Station, Company Number 24
The Manchester Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.14868 calls per dwelling, it is estimated that this development will
generate 9 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 - Providence 753 2 636 84
Middle - Providence 978 0 852 87
High - Clover Hill 1904 0 1898 100
Total \[1\] -
Note:
Based upon average number of students per townhouse dwelling unit countywide at 0.41 students per unit.
\[1\]
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends the revitalization or replacement of Providence Middle
School, and that revitalization project is currently in construction. Post 2020, the Plan
recommends a new high school in the vicinity of Genito and Otterdale Roads northwest of Swift
Creek Reservoir, 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
After review of this request for 62 age-restricted townhouse dwelling units, the proposed rezoning
case may have minimal impact on school facilities. Recent research on the actual student yield
from age-restricted housing reported in April 2016 revealed that there was a small yield (four
elementary students out of the total school population) from all age-managed dwelling units. It is
possible however, that over time this case combined with other proposed residential
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developments and other zoning cases in the area will continue to push schools to their capacity
and therefore impact the capacity of facilities division-wide.
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 Libraries
LaPrade Library
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PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
To date, no comments have been received.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384)
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
The request will have no impact upon these facilities
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CASE HISTORY
Applicant Submittals
12/30/2016 Application submitted
05/03/2017 Proffered conditions and exhibits submitted
&
05/05/2017
06/06/2017 Revised application submitted
Community Meeting
3/8/17 Issues Discussed:
Number of units affected by proposal
Concerns about traffic and the need for a traffic signal at Amberleigh
Boulevard and Hull Street Road
Access to Hull Street for existing properties
No specific concerns regarding the proposal
Planning Commission
2/21/2017 Action DEFERRED TO MAY 16, 2017
WITH
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, Jones, Freye, Jones and Wallin
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 3 of Case 01SN0120 and Proffered
Condition 3 of Case 07SN0365 shall be amended as outlined below. All other conditions of Case
01SN0120 and Case 07SN0365 shall remain in force and effect.
Cash Proffers. For each dwelling unit, the applicant, sub-divider, or assignee(s) shall pay
1.
$2,914 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.
The Applicant hereby offers the following proffers:
Age restriction. All dwelling units to be constructed shall be designated as age-
2.
restricted. Except as otherwise prohibited by the Virginia Fair Housing Law, the Federal
Housing Law, and such other applicable federal, state, or local legal requirements,
dwelling units designated as age-er
-
Roof Materials. Roof materials shall be dimensional architectural shingles or better with
3.
a minimum 50-year warranty.
Corner Facades. Where a dwelling borders more than one street, all street-facing
4.
facades shall be finished in the same materials.
Garage Details. Front loaded and corner side loaded garages shall use an upgraded
5.
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.
-687-6883, 6434
and 3263:
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Landscaping. Landscaping shall be provided around the perimeter of all buildings,
6.
between buildings and driveways, within medians, and within common areas not
occupied by recreational facilities or other structures. Landscaping shall comply with the
requirements of the Zoning Ordinance Section 19.1-251. Landscaping shall be designed
to: minimize the predominance of building mass and paved areas, define private spaces;
and enhance the residential character of the development. The Planning Department, at
the time of construction plan review, shall approve a conceptual landscaping plan. Final
landscaping design showing the exact numbers, spacing, arrangement and species of
plantings shall be approved by the Planning Department prior to the release of a
building permit for any dwelling unit.
Parks/Open Space.
7.
a.A minimum of six (6) acres of open space shall be maintained at the northwest
corner of the property, including the existing pond. Walking trails shall be
permitted within open space.
b.A minimum 180 square foot memorial garden shall be provided near the
southern border of the open space. The garden shall have a four (4) foot fence
around the perimeter, with interior landscaping, decorative pavers and a bench.
c.n
border of the open space. The park shall have compatible features with those in
Exhibit B, such as benches, sculpture and landscaping.
d.The park and memorial garden, as identified in 7.b and 7.c, shall be developed
concurrent with the phase of development that the park is intended to serve and
will be shown on the Landscape Plan.
Accessory Structure. An accessory structure, located near the existing pond, shall be
8.
permitted to serve the surrounding residential community for fishing gear storage.
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ATTACHMENT 2
CASE 01SN0120 CONDITIONS OF APPROVAL
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ATTACHMENT 3
TEXTUAL STATEMENT (01SN0120)
November 3, 2000
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ATTACHMENT 4
CASE 07SN0365 CONDITIONS OF APPROVAL
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ATTACHMENT 5
TEXTUAL STATEMENT (07SN0365)
August 10, 2007
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ATTACHMENT 6
EXHIBIT A
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ATTACHMENT 7
EXHIBIT B
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