17SN0778
CASE NUMBER: 17SN0778
APPLICANT: Bayhill Development Corporation
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
ALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
JUNE 28, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant Agent:
ANDREW M. SCHERZER (804-794-0571)
BAYHILL DEVELOPMENT CORPORATION
19.4 Acres 8000 Belcherwood Road
(804-744-1340)
Planning Department Case Manager:
DREW NOXON (804-796-7122)
REQUEST
Amendment of zoning approval (Case 06SN0105) to amend cash proffers in a Residential (R-12)
District. Specifically, the applicant proposes to amend Proffered Condition 3 relative to cash
proffer payment.
Notes: A. The only condition that may be imposed is a buffer condition. The property owner may proffer
conditions.
B. Proffered conditions, approved proffered conditions of Case 06SN0105 and exhibits are located in
Attachments 1 - 8.
SUMMARY
A single-family residential subdivision (Bayhill Pointe) is currently under development. The
original zoning case 06SN0105 was approved with a density of 36 units and the cash proffer
amount of $15,600 per dwelling unit; escalated by the Marshall and Swift Building Cost Index the
current amount is $22,734. Currently, the total potential value of the approved cash proffer
equates to $818,424. The applicant has requested to amend the cash proffer payment with this
request.
With this request, the applicant is proposing to reduce the cash proffer payment on all units to
$9,400 per dwelling unit; equating to a total potential value of $338,400. However, the applicant
has also proffered an option to provide offsite road improvements, as determined by the
Transportation department. The value for those improvements may be in lieu of the cash proffer
payments. Further analysis on the improvements may be found in the Transportation section of
this report.
Existing zoning conditions, and those proffered with this request, provide design and architectural
standards (summarized on pages 5 and 6) that are comparable in quality to that of the
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
The quality design and architecture required by existing zoning conditions
and proffered in this request provide for a convenient, attractive and
STAFF harmonious community comparable in quality to that of the surrounding
community.
providing cash
payments and/or road improvements.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new elementary school
in the vicinity of Hull Street and Otterdale Roads, east of Skinquarter Road
SCHOOLS
and south of Duval Road and a new middle school in the vicinity of Hull
Street and Otterdale Roads. Land for these school facilities has not been
acquired.
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 at or near current site. Land for expansion or replacement of this
facility has not been acquired.
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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
Battlecreek Dr
Single-family use
Agricultural and
-Bayhill Pointe
Single-family uses
Qualla Rd
Sugar Hill Dr
Belcherwood
Single-family use
Rd
Reedy Mill
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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 36 single-
06SN0105 family homes. Proffered conditions included a cash proffer of $15,600 per
Approved dwelling unit (currently escalated to $22,734).
(12/14/2005) The staff report for Case 06SN0105 analyzed the impact of the proposed
Design Requirements of Case 06SN0105
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 2):
Minimum dwelling size (gross floor area) of 1,700 square feet for one-story dwellings,
with a minimum of 2,000 square feet for dwellings with more than one story.
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 Condition 2):
Driveway materials including brushed concrete, stamped concrete, exposed aggregate
concrete or asphalt
Front walks consisting of concrete
One front yard tree per lot
Lamp posts for each unit
Foundation planting beds in front yards and along sides facing streets
Front yards sodded and irrigated
Varied elevations for dwellings located side-by-side, directly or diagonally across street
Step down siding permitted based on unique topography with limited step down and
maintaining 24 inches of exposed foundation
Variety of siding materials
All street-facing facades finished in same materials where units face more than one street
Varied roof lines
30-year architectural/dimensional roof shingles
Foundation treatment
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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 Zoning Ordinance, the proffered conditions
of this current request along with those approved with Case 06SN0105 include quality design
and architectural elements that are comparable in 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 36 lots. Based on that number of lots and applying trip
generation rates for a single-family dwelling, development could generate approximately 410
average daily trips. Traffic generated by development of the property will initially be
distributed via residential streets and Battlecreek Drive to Bailey Bridge Road.
Bailey Bridge Road is a major arterial with a recommended right of way width of 90 feet, as
been improved in
conjunction with adjacent residential development. Other 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 Bailey Bridge Road between Spring Run Road and Quailwood Road
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 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.
An applicant may choose to address the d
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
k through payment
of a cash proffer, $9,400 per dwelling unit for improvements to the road network would be
appropriate.
The applicant has proffered to pay $9,400 per dwelling unit (Proffered Condition 1). 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 a sidewalk along Bailey Bridge Road. 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 Clover Hill Fire Station, Company Number 7
The Manchester Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.108 calls per dwelling, it is estimated that this development will
generate 4 annual calls for Fire/EMS services.
Additional Fire and EMS Comments
When the property is developed, the number of hydrants, quantity of water needed for fire
protection, and access requirements will be evaluated during the plans review process.
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SCHOOLS
Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net
Mission
High performing, high quality public schools contribute to the quality of life and economic
vitality of the County. The comprehensive plan suggests a greater focus should be placed on
linking schools with communities by providing greater access, flexible designs and locations that
better meet the needs of the communities in which they are located.
Capital Improvements
The School Board FY2017 adopted Capital Improvement Plan (CIP) continues to support the
2013 voter approved school revitalization program that will replace or renovate ten schools and
construct one new elementary school to add capacity in the Midlothian area of the county. The
ten existing facilities that are part of the revitalization program are Providence Middle School,
Monacan High School, Manchester Middle School, Beulah Elementary School, Enon Elementary
School, Matoaca Elementary School, Harrowgate Elementary School, Reams Elementary School,
Crestwood Elementary School, and Ettrick Elementary School. The project at Providence
Middle School is currently in construction, a new Manchester Middle School is planned for
construction on the existing school site, and the project at Monacan High School is complete.
Additional information on the CIP can be found in the financial section of the CCPS Adopted
Budget for FY2017.
Anticipated School Impacts
Enrollment
Anticipated Schools Percent of
Functional Number of Current
Student Yield by Currently Serving Total
Capacity Trailers Enrollment
School Type Area Functional
Capacity
Elementary 8 Alberta Smith 705 2 649 92
Middle 4 Bailey Bridge 1455 0 1397 96
High 6 Manchester 2344 5 1983 85
Total \[1\] 18
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit.
\[1\]
Public Facilities Plan
Post 2020, the Plan recommends a new elementary school in the vicinity of Hull Street and
Otterdale Roads, east of Skinquarter Road and south of Duval Road and a new middle school in
the vicinity of Hull Street and Otterdale Roads, 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
e 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
Clover Hill Library
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ 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
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
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
12/30/2016 Application submitted
3/15/2017 Proffered conditions and building elevations submitted
&
4/3/2017
Community Meeting
3/13/17 Issues Discussed:
Further development of Bayhill Pointe community
Concerns regarding front-loaded garages on dwellings
How cash proffers are allocated
Cost of building roads
Connection to Belcherwood Road
Planning Commission
4/18/2017 Action DEFERRED TO MAY 16
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 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 3 of Case 06SN0105 shall be amended as
outlined below. All other conditions of Case 06SN0105 shall remain in force and effect.
1.Road Cash Proffers.
a.The applicant, sub-divider, or assignee(s) shall pay $9,400 for each single-family
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.
a.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 7 of Case
06SN0105. (B&M)
The Applicant hereby offers the following proffered conditions:
2.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 front walk shall
be provided to the front 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.
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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. 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 and Yards. All front yards shall be sodded
and irrigated. Foundation planting beds shall be provided along the front
facades of dwelling units, and shall extend along all sides facing a street.
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 -
-
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.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
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siding. Plywood and metal siding are not permitted. Additional siding
requirements:
1.Where a dwelling unit borders more than one street, all street-
facing facades shall be finished in the same materials.
2.
3.Synthetic Stucco siding shall be finished in smooth, sand or level
texture. Rough textures are not permitted.
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
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
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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.Exception. For units, not to exceed fifty (50) percent of the total, that
employ a garage and architectural design similar to and consistent with
designs shown in Exhibit A, Elevations 1 through 6, dated February 9,
2017, garages shall be permitted to extend beyond the front façade as
indicated on each elevation.
iii.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.
Heating, Ventilation and Air Conditioning (HVAC) Units and Whole House
h.
Generators. Units shall initially be screened from view of public roads by
landscaping or low maintenance material, as approved by the Planning
Department. (P)
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ATTACHMENT 2
APPROVED CONDITIONS (06SN0105)
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ATTACHMENT 3
EXHIBIT A ELEVATION 1
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ATTACHMENT 4
EXHIBIT A ELEVATION 2
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ATTACHMENT 5
EXHIBIT A ELEVATION 3
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ATTACHMENT 6
EXHIBIT A ELEVATION 4
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ATTACHMENT 7
EXHIBIT A ELEVATION 5
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ATTACHMENT 8
EXHIBIT A ELEVATION 6
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