17SN0797
CASE NUMBER: 17SN0797
APPLICANTS: NVR Inc / Ryan Homes and Wilton Family Investments LLC
CHESTERFIELD COUNTY,
VIRGINIA
BERMUDA DISTRICT
ADDENDUM
Board of Supervisors Hearing:
JUNE 28, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant’s Agent:
BREENEN KEENE (804-775-1005)
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
111.1 Acres – 5011 Ecoff Avenue
REQUEST
Amendment of zoning approval (Case 05SN0164) to amend cash proffers in a Townhouse
Residential (R-TH) District. Specifically, the applicant proposesto amendProffered Condition 25
relative to a cash proffer payment.
Notes:
A.WITHDRAWAL OF PARCELS AND A NEW PROFFERED CONDITION WERE SUBMITTED AFTER THE PUBLIC
ADVERTISEMENT OF THIS CASE. THE BOARD OF SUPERVISORS MUST UNANIMOUSLY AGREE TO SUSPEND
THEIR RULES IN ORDER TO CONSIDER THIS AMENDMENT TO THE ZONING APPLICATION.
B.Conditions may be imposed or the property owner may proffer conditions.
C.Proffered conditions and the existing zoning conditions (Case 09SN0225) are located in Attachments 1 & 2.
SUMMARY
A townhouse and age-restricted single-family residential subdivision (Iron Mill) is under
development. The original zoning (Case 05SN0164) was approved with a density of approximately
279 units and a current cash proffer amount of $18,318 per dwelling unit or $9,542 for any age
restricted unit. There are approximately 218 units remaining to be constructed, and up to 76 units
could be constructed as age restricted, all are included with this request. In addition, the applicant
also paid $25,000 for school safety improvements along Ecoff Avenue, as proffered with the original
zoning case. Currently, the total potential value of the approved cash proffer equates to $3,326,348.
With this request, the applicant is proposing to amend the cash proffer payment, specifically by
providing offsite road improvements and a variable, reduced cash proffer amount. As determined
between the applicant and the Transportation department, the offsite road improvements are
valued at $1,340,909. Staff would be responsible to track the type and number of units issued a
Certificate of Occupancy. Once the value for those units reaches $1,340,909, then the applicant has
proffered to pay the following, per unit type: townhouse, $5,922 or senior housing (detached),
$4,324. 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 6 & 7) that are comparable in quality tothat of the surrounding
community.
Providing a FIRST CHOICE community through excellence in public service
ADDENDUM
The purpose of this Addendum is to provide the applicants’amendedzoning application in the
form of an updated summary, impacted public facilities comments, zoning maps, and the request
properties table. In addition, the applicant submitted a new proffered condition on June 28,
2017 relative to the completion of the development’s clubhouse and related amenities. It will be
necessary for the Board of Supervisors to unanimously agree to suspend their rules to consider
this proffered condition since it was submitted after public advertisement of this case.
On June 26, 2017, revisions to the zoning application were submitted. Specifically, the applicants
have withdrawn five (5) parcels from the request since cash proffers have been paid on these
parcels. This request impacts 218 dwelling units. This results in the overall acreage of the zoning
request being reduced from 111.6 acres to 111.1 acres.
On June 28, 2017, the applicant submitted Proffered Condition 3 (Attachment 1) relative to
completion dates for the Iron Mill clubhouse and related amenities (a swimming pool). These
zoning amendment
completion dates would be in addition to the limitations imposed by a previous
(Case 09SN0225, Attachment 2) which require the clubhouse and related amenities be substantially
complete prior to the recordation of the 90 th lot. As proffered,the clubhouse and swimming pool
would need to be completed prior to either 1) the recordation of 90 or more lots or 2) the date
deadlines outlined in Proffered Condition 3, whichever occurs first.
Both the Planning and Transportation Departments continue to recommend approval for reasons
noted in “Staff’s Analysis and Recommendation”.
217SN0797-2017JUN28-BOS-ADD
317SN0797-2017JUN28-BOS-ADD
TABLE A
REQUEST PROPERTIES
Tax Identification Number Address
783-654-9338 5011 ECOFF AVE
784-653-3694 5100 WEATHERBY DR
784-654-5053 11580 CLAIMONT MILL DR
784-654-5979 11518 CLAIMONT MILL DR
784-654-8765 11501 CLAIMONT MILL DR
784-654-9199 5120 BERKLEY MILL DR
784-654-9698 5116 BERKLEY MILL DR
784-655-8701 5124 BERKLEY MILL DR
784-655-9604 5114 BERKLEY MILL DR
417SN0797-2017JUN28-BOS-ADD
Comprehensive Plan (The Chester Plan)
Classification: RESIDENTIAL (2.5 UNITS/ACRE OR LESS)
& OFFICE/RESIDENTIAL MIXED USE
The designation suggests the property is appropriate for residential use with a maximum of 2.5
dwelling units per acreand professional and administrative offices, along with residential
developments of varying densities.
Surrounding Land Uses and Development
Ecoff
Avenue
Single-family uses
(Lakewood Farms
Residential Townhouse uses
Subdivision)
(Iron Mill Subdivision)
Multi-family uses
(Grand Oaks Apartments)
Iron Bridge
Road
517SN0797-2017JUN28-BOS-ADD
PLANNING
Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Townhouse Residential (R-TH) to permit a mix of townhouse and
age-restricted single-family dwellings containing a maximum of 279 dwelling
units. Conditions included a cash proffer of $11,500 per dwelling unit or $5,991
05SN0164
for any age restricted unit (escalated by the Marshall and Swift Building Cost
Approved
Index, the current amount is $18,318 or $9,542 respectively) to be allocated to
(4/2005)
roads, parks, libraries, fire stations andschools. (Proffered Condition 25)
This staff report for Case 05SN0164 analyzed the impact of the proposed
development on public facilities and the applicant’s offer to mitigate that impact.
Amendment of zoning (Case 05SN0164) relative to the phasing of construction of
09SN0225
a clubhouse and associated recreation facilities. The clubhouse and related
Approved
amenities are required to be substantially completed prior to the recordation of
(9/2009)
th
the 90 lot.
Proposal
Single-family residential uses in the form of townhouse and age-restricted detached dwellings are
proposed. An overall maximum of approximately 279 dwelling units are permitted with the
approved zoning. Sixty-five (65) lots are recorded within the boundaries of the original zoning
request, of which four (4) lots are included in this request. A total of 218 dwellings would be
impacted by this request.
Design Requirements of Case 05SN0164
The following provides an overview of the approved design requirements referenced in attached
case information (Attachments2-4of the “Staff’s Analysis and Recommendation”):
Development-Wide Standards
Focal point in each land bay
o
4 acres of active and passive recreation in residential portion of development,
o
including a clubhouse facility
Hardscaped driveways
o
Restrictive covenants for residential uses (County ensures recordation, but not
o
enforcement)
Sidewalks and community pathways
o
Brick or stone veneer foundations
o
Variety of acceptable siding and building materials, including vinyl
o
50% of principal buildings front and corner side facades visible to street (public
o
or private) required to be brick or stone veneer
Enhanced crosswalks on Iron River Drive, if permitted
o
Street trees on interior roads
o
617SN0797-2017JUN28-BOS-ADD
Landscaping around the perimeter of all buildings, between buildings and
o
driveways, within medians and common areas not occupied by recreational uses
Buffer along western property line
o
Townhouses(Tract A, Land Bays 2 & 3)
Minimum house size:
o
Land Bay 2 -1,700 square feet of gross floor area
Land Bay 3 – At least 50% required to be 1,700 square feet of gross floor
area, remaining units required to be 1,500 square feet of gross floor area
A maximum of 50% of garages permitted to be front-loaded
o
Limitation of 5 townhouse units in a row
o
Limitation of 3 bedrooms in dwellings initially constructed in Land Bays 2 & 3
o
Age-Restricted Single-Family (Tract A, Land Bay 1)
Specified design elements (i.e. quoin treatments, soldier courses of brick,
o
keystones)
25-year dimensional shingles and other acceptable roof materials
o
Minimum house size: 2,100 square feet of gross floor area
o
Garage treatment and minimum garage size requirement
o
Covered front entry porch treatment
o
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):
Front, side and rear yards of townhouse lots sodded and irrigated
Front and side yards of single-family lots sodded and irrigated
Hardscaped front walks
30-year architectural/dimensional roof shingles for townhouses units
Varied architectural style and initial façade color for single-family dwellings located side-
by-side or directly across a street
Provide initial screening of HVAC/whole house generators from public roads with
landscaping or low maintenance material
Decorative, pedestrian-scaled, lamp posts for each townhouse building and street
intersection within townhouse portion of development
Exterior building lighting for townhouse units (installed at front entry and on either side
of garage door for units with garages)
Exterior building lighting for single-family lots (installed on either side of garage door)
717SN0797-2017JUN28-BOS-ADD
As suggested by the Comprehensive Plan goals and zoning ordinance, the proffered conditions
of this current request along with those approved with Case 05SN0164 include design and
architectural elements that will be compatible with the surrounding community.
Completion of Clubhouse & Swimming Pool
Presently, the Iron Mill community clubhouse and swimming pool are required to be substantially
th
completed prior to the recordation of the 90 lot in the subdivision (Proffered Condition of Case
09SN0225, Attachment 2). As of today, a total of 65 lots have been recorded.
On June 28, 2017, the applicant submitted Proffered Condition 3 (Attachment 1) to provide
additional requirements relative to the completion of the community’s clubhouse and related
amenities (a swimming pool). The clubhouse would commence construction within sixty (60) days
of zoning approval. Completion for occupancy of the clubhouse would occur no later than
February 1, 2018. In addition, the swimming pool would substantially completed no later than May
26, 2018. The clubhouse and swimming pool would still be subject to the limitation that they be
th lot or by the timeframes proffered in
substantially completed prior to the recordation of the 90
this request, whichever occurs first.
Staff notes that continued construction of community infrastructure (roads, utilities, grading)
related to future subdivision sections may continue prior to the completion of the clubhouse and
swimming pool. However, the clubhouse and swimming pool would need to be completed prior to
either 1) the recordation of 90 or more lots or 2) the date deadlines outlined in Proffered
Condition 3, whichever occurs first.
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The property could be developed for 218 dwelling units. Based on the potential for 76 dwelling
units to be aged-restricted and 142 townhouses and applying trip generation rates for a senior
adult housing (detached) unit and for a townhouse, the proposed development could generate
approximately 1,184 average daily trips.Traffic generated by development of the property will
be distributed along Iron Bridge Road (Route 10).
Route 10 is a major arterial with a recommended right of way width of 120 to 200 feet, as
identified on the County’s Thoroughfare Plan. Route 10 is a four-lane divided road. In 2015, the
traffic count on Route 10 east of the site was 22,440 vehicles per day (Level of Service “B”).
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 13, which encompasses the area south of Route 288, north
and east of Route 10, and west of Chester 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
817SN0797-2017JUN28-BOS-ADD
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 development’s impact on the county’s road
transportation network through dedication 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 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 is not limited to a specific type. Based on the volume of traffic it
generates:
A senior housing-detached unit, which generates 46% of the traffic of single-family dwelling
unit, traffic impact could be addressed by $4,324 per unit.
A townhouse unit, which generates 63% of the traffic of single-family dwelling unit, traffic
impact could be addressed by $5,922per unit.
Proffered Condition 23.d of Case 05SN0164 requires the applicant to construct 2 lanes of a
north/south collector (Iron River Drive) from Iron Bridge Road (Route 10) to Ecoff Avenue. Part
of this road has been completed. The unconstructed portion of the road has been estimated to
be valued at approximately $1,340,909. It should be noted, however, that the actual cost to
provide these improvements could be more or less than this amount.
The applicant has also proffered to make payments for any residential unit beyond the total
number of units that would result in an impact of $1,340,909 (Proffered Condition). 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.
917SN0797-2017JUN28-BOS-ADD
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 toemergencies.
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 Chester Fire Station, Company Number 1
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.275 calls per dwelling, it is estimated that this development will
generate 60 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.
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
1017SN0797-2017JUN28-BOS-ADD
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 Ecoff841 2 767 91
Middle 13 Carver11913 991 83
High18 Bird 22915 1841 80
Total\[1\] 58
Note:
Based upon average number of students per townhouse dwelling unit countywide at 0.41 students per unit.
\[1\]
Public Facilities Plan
Post 2020, the Plan recommends a new high school in the vicinity of Branders Bridge, Bradley
Bridge and Ironbridge Roads, 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
In addition to townhomes, this request also includes 76 age-restricted dwelling units, which 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 tentative residential
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.
1117SN0797-2017JUN28-BOS-ADD
CASE HISTORY
Applicant Submittals
3/21/17 Application submitted
4/18/17 Revised application submitted
5/1/17 & Revised application submitted
6/27/17
5/2, 5/9, Revised proffered conditions were submitted
5/31 &
6/28/17
Community Meeting
4/3/17 Issues Discussed:
Timeframe for build-out of development
Area transportation improvements, including Iron River Drive extension to
Ecoff Avenue
Intersection improvements at Route 10 & Iron River Drive
Need for additional lighting in neighborhood
Planning Commission
5/16/2017Citizen Comments:
Citizens spoke to this request noting the need for area road improvements on
Ecoff and Chalkley Roads, completion of committed community recreational
amenities (clubhouse) and improved outdoor lighting within the existing
townhouse section.
Applicant Comments:
In rebuttal, the applicant clarified that, while delayed due to the economy,
construction of the clubhouse and pool is moving forward for completion next
summer. Lighting conditions offered with this case would address future
development sections.
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.
Mr. Sloan noted that two community meetings had been held, resulting in
conditions that significantly improve the quality offered in the existing case.
Recommendation –APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Sloan 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.
1217SN0797-2017JUN28-BOS-ADD
ATTACHMENT 1
PROFFERED CONDITIONS
Note:
Both the Planning Commission and Staff recommend acceptance of Proffered Conditions1 &
2, as offered by the applicant.Staff recommendsacceptance of Proffered Condition3, as
offered by the applicant on June 28, 2017.
The Developer (the “Developer”) in this zoning case, pursuant to Section 15.2-2298 of the Code
of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for itself and
its successors or assigns, proffers that the rezoning and development of the property known as
Chesterfield County Tax IDs 783-654-9338, 784-653-3694, 784-654-5053, 784-654-5979, 784-
654-6781, 784-654-6884, 784-654-6886, 784-654-6988, 784-654-7091, 784-654-8765, 784-654-
9199, 784-654-9698, 784-655-8701, and 784-655-9604 (“the Property”) under consideration
will be used according to the following proffer(s) if, and only if, the request submitted herewith
is granted with only those conditions agreed to by the Developer. In the event this request is
denied or approved with conditions not agreed to by the Developer, the proffer shall
immediately be null and void and of no further force or effect.
Amend Proffer 25 from case 05SN0164 to read:
1.Road Cash Proffer. The Transportation Improvements identified in Proffered
Conditions 23.d. of case 05SN0164 have an estimated cumulative value of
$1,340,909. That value applies towards the County of Chesterfield cash proffer
for road improvements located within the service district for the Property. The
cash proffer payment for each dwelling unit is as follows: $5,922 for a
townhouse and $4,324 for senior housing (detached) (the “Road Cash Proffer
Payment”). Once the payments for any constructed dwelling units exceed a
cumulative total of $1,340,909, the Developer shall begin making the Road Cash
Proffer Payment for each additional unit thereafter. Each such 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. (B & M)
The Developer hereby offers the following Proffer to read:
2.Additional Lot and Building Standards.
a.The front, side, and rear yards of the townhouse lots in Landbays 2 and 3
shall be sodded and irrigated.
b.The front and side yards of the single family lots in Landbay 1 shall be
sodded and irrigated.
c.Hardscaped front walks a minimum of three (3) feet wide shall be
provided to each dwelling unit to connect to driveways, sidewalks, or
streets.
1317SN0797-2017JUN28-BOS-ADD
d.Roofing material for all townhouse units shall be dimensional
architectural shingles or better with a minimum 30-year warranty.
e.In Landbay 1, dwellings with the same elevations or initially constructed
with the same façade color scheme 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.
f.Heating, ventilation, and air conditioning (HVAC) units and whole house
generators shall be initially screened from view of public roads by
landscaping or low maintenance material, as approved by the Planning
Department.
g.Decorative, pedestrian-scaled, lamp posts in Landbays 2 and 3 shall be
provided as follows:
i.At least one (1) lamp post, maintained by the homeowners
association, shall be provided for each townhouse group.
ii.At least one (1) lamp post, maintained by the homeowners
association, shall be provided at each road intersection.
h.Exterior buildinglighting for townhouse in Landbays 2 and 3 shall be
provided as follows:
i.At least one (1) porch light shall be provided for townhouses
without garages.
ii.At least two (2) lights on either side of the garage doors shall be
provided for townhouses with garages.
i.At least two (2) lights on either side of the garage doors shall be provided
for single family lots in Landbay 1. (P)
The Developer hereby offers the following Proffer to read:
3.Clubhouse and Swimming Pool. The following requirements are in addition to
those requirements of the proffered condition in case 09SN0255:
a.Timing for clubhouse construction shall be as follows:
i.Within sixty (60) days of the zoning approval, the clubhouse
construction shall commence.
ii.Completion for occupancy shall occur no later than February 1,
2018, or as specified the proffered condition in case 09SN0255
th
(i.e.: recordation of the 90 lot), whichever occurs first.
1417SN0797-2017JUN28-BOS-ADD
b.The swimming pools shall be substantially complete no later than May
26, 2018, or as specified the proffered condition in case 09SN0255 (i.e.:
recordation of the 90th lot), whichever occurs first.(P)
1517SN0797-2017JUN28-BOS-ADD
ATTACHMENT 2
APPROVED CONDITIONS (09SN0225)
1617SN0797-2017JUN28-BOS-ADD
1717SN0797-2017JUN28-BOS-ADD
CASE NUMBER: 17SN0797
APPLICANTS: NVR Inc / Ryan Homes and Wilton Family Investments LLC
CHESTERFIELD COUNTY,
VIRGINIA
BERMUDA DISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
JUNE 28, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant’s Agent:
BREENEN KEENE (804-775-1005)
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
111.9 Acres – 5011 Ecoff Avenue
REQUEST
Amendment of zoning approval (Case 05SN0164) to amend cash proffers in a Townhouse
Residential (R-TH) District. Specifically, the applicant proposesto amendProffered Condition 25
relative to a cash proffer payment.
Notes: A. Conditions may be imposed or the property owner may proffer conditions.
B. Proffered conditions and the existing zoning conditions are located in Attachments 1 - 4.
SUMMARY
A townhouse and age-restricted single-family residential subdivision (Iron Mill) is under
development. The original zoning (Case 05SN0164) was approved with a density of approximately
279 units and a cash proffer amount of $11,500 per dwelling unit or $5,991 for any age restricted
unit; escalated by the Marshall and Swift Building Cost Index, the current amount is $18,318 or
$9,542, respectively. There are approximately 223 units remaining to be constructed, and up to 76
units could be constructed as age restricted, all are included with this request. In addition, the
applicant also paid $25,000 for school safety improvements along Ecoff Avenue, as proffered with
the original zoning case. Currently, the total potential value of the approved cash proffer equates to
$3,417,938.
With this request, the applicant is proposing to amend the cash proffer payment, specifically by
providing offsite road improvements and a variable, reduced cash proffer amount. As determined
between the applicant and the Transportation department, the offsite road improvements are
valued at $1,340,909. Staff would be responsible to track the type and number of units issued a
Certificate of Occupancy. Once the value for those units reaches $1,340,909, then the applicant has
proffered to pay the following, per unit type: townhouse, $5,922 or senior housing (detached),
$4,324. Further analysis on the improvements may be found in the Transportation section of this
report.
Providing a FIRST CHOICE community through excellence in public service
SUMMARY (CONTINUED)
Existing zoning conditions, and those proffered with this request, provide design and architectural
standards (Summarized on Pages 6 & 7) that are comparable in quality tothat of the surrounding
community.
RECOMMENDATIONS
APPROVAL
PLANNING
COMMISSION
AYES: Sloan, Freye, Jones and Wallin ABSTENTION: Jackson
PLANNINGAND TRANSPORTATION – APPROVAL
Quality design and architecture provide for a convenient, attractive, and
harmonious community comparable in quality to that of the surrounding
STAFF
community.
The development’s traffic impact will be addressed by providing road
improvements and cash payments.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The Public Facilities Plan suggests recommends a new high school in the
SCHOOLSvicinity of Branders Bridge, Bradley Bridge and Ironbridge Roads, 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.
217SN0797-2017JUN28-BOS-RPT
317SN0797-2017JUN28-BOS-RPT
TABLE A
REQUEST PROPERTIES
Tax Identification Number Address
783-654-9338 5011 ECOFF AVE
784-653-3694 5100 WEATHERBY DR
784-654-5053 11580 CLAIMONT MILL DR
784-654-5979 11518 CLAIMONT MILL DR
784-654-6781 11516 CLAIMONT MILL DR
784-654-6884 11512 CLAIMONT MILL DR
784-654-6886 11508 CLAIMONT MILL DR
784-654-6988 11504 CLAIMONT MILL DR
784-654-7091 11500 CLAIMONT MILL DR
784-654-8765 11501 CLAIMONT MILL DR
784-654-9199 5120 BERKLEY MILL DR
784-654-9698 5116 BERKLEY MILL DR
784-655-8701 5124 BERKLEY MILL DR
784-655-9604 5114 BERKLEY MILL DR
417SN0797-2017JUN28-BOS-RPT
Comprehensive Plan (The Chester Plan)
Classification: RESIDENTIAL (2.5 UNITS/ACRE OR LESS)
& OFFICE/RESIDENTIAL MIXED USE
The designation suggests the property is appropriate for residential use with a maximum of 2.5
dwelling units per acreand professional and administrative offices, along with residential
developments of varying densities.
Surrounding Land Uses and Development
Ecoff
Avenue
Single-family uses
(Lakewood Farms
Residential Townhouse uses
Subdivision)
(Iron Mill Subdivision)
Multi-family uses
(Grand Oaks Apartments)
Iron Bridge
Road
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PLANNING
Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Townhouse Residential (R-TH) to permit a mix of townhouse and
age-restricted single-family dwellings containing a maximum of 279 dwelling
units. Conditions included a cash proffer of $11,500 per dwelling unit or $5,991
05SN0164
for any age restricted unit (escalated by the Marshall and Swift Building Cost
Approved
Index, the current amount is $18,318 or $9,542 respectively) to be allocated to
(4/2005)
roads, parks, libraries, fire stations andschools. (Proffered Condition 25)
This staff report for Case 05SN0164 analyzed the impact of the proposed
development on public facilities and the applicant’s offer to mitigate that impact.
Proposal
Single-family residential uses in the form of townhouse and age-restricted detached dwellings are
proposed. An overall maximum of approximately 279 dwelling units are permitted with the
approved zoning. Sixty-five (65) lots are recorded within the boundaries of the original zoning
request, of which nine (9) lots are included in this request. A total of 223dwellings would be
impacted by this request.
Design Requirements of Case 05SN0164
The following provides an overview of the approved design requirements referenced in attached
case information (Attachments2-4):
Development-Wide Standards
Focal point in each land bay
o
4 acres of active and passive recreation in residential portion of development,
o
including a clubhouse facility
Hardscaped driveways
o
Restrictive covenants for residential uses (County ensures recordation, but not
o
enforcement)
Sidewalks and community pathways
o
Brick or stone veneer foundations
o
Variety of acceptable siding and building materials, including vinyl
o
50% of principal buildings front and corner side facades visible to street (public
o
or private) required to be brick or stone veneer
Enhanced crosswalks on Iron River Drive, if permitted
o
Street trees on interior roads
o
Landscaping around the perimeter of all buildings, between buildings and
o
driveways, within medians and common areas not occupied by recreational uses
Buffer along western property line
o
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Townhouses(Tract A, Land Bays 2 & 3)
Minimum house size:
o
Land Bay 2 -1,700 square feet of gross floor area
Land Bay 3 – At least 50% required to be 1,700 square feet of gross floor
area, remaining units required to be 1,500 square feet of gross floor area
A maximum of 50% of garages permitted to be front-loaded
o
Limitation of 5 townhouse units in a row
o
Limitation of 3 bedrooms in dwellings initially constructed in Land Bays 2 & 3
o
Age-Restricted Single-Family (Tract A, Land Bay 1)
Specified design elements (i.e. quoin treatments, soldier courses of brick,
o
keystones)
25-year dimensional shingles and other acceptable roof materials
o
Minimum house size: 2,100 square feet of gross floor area
o
Garage treatment and minimum garage size requirement
o
Covered front entry porch treatment
o
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 harmoniouscommunities, 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):
Front, side and rear yards of townhouse lots sodded and irrigated
Front and side yards of single-family lots sodded and irrigated
Hardscaped front walks
30-year architectural/dimensional roof shingles for townhouses units
Varied architectural style and initial façade color for single-family dwellings located side-
by-side or directly across a street
Provide initial screening of HVAC/whole house generators from public roads with
landscaping or low maintenance material
Decorative, pedestrian-scaled, lamp posts for each townhouse building and street
intersection within townhouse portion of development
Exterior building lighting for townhouse units (installed at front entry and on either side
of garage door for units with garages)
Exterior building lighting for single-family lots (installed on either side of garage door)
As suggested by the Comprehensive Plan goals and zoning ordinance, the proffered conditions
of this current request along with those approved with Case 05SN0164 include design and
architectural elements that will be compatible with 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 223 dwelling units. Based on the potential for 76 dwelling
units to be aged-restricted and 147 townhouses and applying trip generation rates for a senior
adult housing (detached) unit and for a townhouse, the proposed development could generate
approximately 1,210 average daily trips.Traffic generated by development of the property will
be distributed along Iron Bridge Road (Route 10).
Route 10 is a major arterial with a recommended right of way width of 120 to 200 feet, as
identified on the County’s Thoroughfare Plan. Route 10 is a four-lane divided road. In 2015, the
traffic count on Route 10 east of the site was 22,440 vehicles per day (Level of Service “B”).
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 13, which encompasses the area south of Route 288, north
and east of Route 10, and west of Chester 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 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 through dedication 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 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 is not limited to a specific type. Based on the volume of traffic it
generates:
A senior housing-detached unit, which generates 46% of the traffic of single-family dwelling
unit, traffic impact could be addressed by $4,324 per unit.
A townhouse unit, which generates 63% of the traffic of single-family dwelling unit, traffic
impact could be addressed by $5,922per unit.
Proffered Condition 23.d of Case 05SN0164 requires the applicant to construct 2 lanes of a
north/south collector (Iron River Drive) from Iron Bridge Road (Route 10) to Ecoff Avenue. Part
of this road has been completed. The unconstructed portion of the road has been estimated to
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be valued at approximately $1,340,909. It should be noted, however, that the actual cost to
provide these improvements could be more or less than this amount.
The applicant has also proffered to make payments for any residential unit beyond the total
number of units that would result in an impact of $1,340,909 (Proffered Condition). 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
Virginia Department of Transportation has no comment on this request.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The proposed request to reduce cash proffer will not impact the public water and wastewater
systems.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Proffered Condition 7 of Case 05SN0164 was offered to address drainage impacts to the existing
downstream culvert under Ecoff Road, and will not be affected with this amendment.
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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 Chester Fire Station, Company Number 1
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.275 calls per dwelling, it is estimated that this development will
generate 61 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 28 Ecoff841 2 767 91
Middle 13 Carver11913 991 83
High19 Bird 22915 1841 80
Total\[1\] 60
Note:
Based upon average number of students per townhouse dwelling unit countywide at 0.41 students per unit.
\[1\]
Public Facilities Plan
Post 2020, the Plan recommends a new high school in the vicinity of Branders Bridge, Bradley
Bridge and Ironbridge Roads, 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.
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Additional Schools Comments
In addition to townhomes, this request also includes up to 76 age-restricted dwelling units, which
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 tentative residential
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
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 Library
Chester
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
To date, no comments have been received.
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CASE HISTORY
Applicant Submittals
3/21/17 Application submitted
4/18/17 Revised application submitted
5/1/17 Revised application submitted
5/2/17 & Revised proffered conditions were submitted
5/9/17
Community Meeting
4/3/17 Issues Discussed:
Timeframe for build-out of development
Area transportation improvements, including Iron River Drive extension to
Ecoff Avenue
Intersection improvements at Route 10 & Iron River Drive
Need for additional lighting in neighborhood
Planning Commission
5/16/2017Citizen Comments:
Citizens spoke to this request noting theneed for area road improvements on
Ecoff and Chalkley Roads, completion of committed community recreational
amenities (clubhouse) and improved outdoor lighting within the existing
townhouse section.
Applicant Comments:
In rebuttal, the applicant clarified that, while delayed due to the economy,
construction of the clubhouse and pool is moving forward for completion next
summer. Lighting conditions offered with this case would address future
development sections.
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.
Mr. Sloan noted that two community meetings had been held, resulting in
conditions that significantly improve the quality offered in the existing case.
Recommendation –APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Sloan 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
Note:
Both the Planning Commission and Staff recommend acceptance of the following proffered
conditions, as offered by the applicant.
The Developer (the “Developer”) in this zoning case, pursuant to Section 15.2-2298 of the Code
of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for itself and
its successors or assigns, proffers that the rezoning and development of the property known as
Chesterfield County Tax IDs 783-654-9338, 784-653-3694, 784-654-5053, 784-654-5979, 784-
654-6781, 784-654-6884, 784-654-6886, 784-654-6988, 784-654-7091, 784-654-8765, 784-654-
9199, 784-654-9698, 784-655-8701, and 784-655-9604 (“the Property”) under consideration
will be used according to the following proffer(s) if, and only if, the request submitted herewith
is granted with only those conditions agreed to by the Developer. In the event this request is
denied or approved with conditions not agreed to by the Developer, the proffer shall
immediately be null and void and of no further force or effect.
Amend Proffer 25 from case 05SN0164 to read:
1.Road Cash Proffer. The Transportation Improvements identified in Proffered
Conditions 23.d. of case 05SN0164 have an estimated cumulative value of
$1,340,909. That value applies towards the County of Chesterfield cash proffer
for road improvements located within the service district for the Property. The
cash proffer payment for each dwelling unit is as follows: $5,922 for a
townhouse and $4,324 for senior housing (detached) (the “Road Cash Proffer
Payment”). Once the payments for any constructed dwelling units exceed a
cumulative total of $1,340,909, the Developer shall begin making the Road Cash
Proffer Payment for each additional unit thereafter. Each such 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. (B & M)
The Applicant hereby offers the following Proffer to read:
2.Additional Lot and Building Standards.
a.The front, side, and rear yards of the townhouse lots in Landbays 2 and 3
shall be sodded and irrigated.
b.The front and side yards of the single family lots in Landbay 1 shall be
sodded and irrigated.
c.Hardscaped front walks a minimum of three (3) feet wide shall be
provided to each dwelling unit to connect to driveways, sidewalks, or
streets.
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d.Roofing material for all townhouse units shall be dimensional
architectural shingles or better with a minimum 30-year warranty.
e.In Landbay 1, dwellings with the same elevations or initially constructed
with the same façade color scheme 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.
f.Heating, ventilation, and air conditioning (HVAC) units and whole house
generators shall be initially screened from view of public roads by
landscaping or low maintenance material, as approved by the Planning
Department.
g.Decorative, pedestrian-scaled, lamp posts in Landbays 2 and 3 shall be
provided as follows:
i.At least one (1) lamp post, maintained by the homeowners
association, shall be provided for each townhouse group.
ii.At least one (1) lamp post, maintained by the homeowners
association, shall be provided at each road intersection.
h.Exterior building lighting for townhouse in Landbays 2 and 3 shall be
provided as follows:
i.At least one (1) porch light shall be provided for townhouses
without garages.
ii.At least two (2) lights on either side of the garage doors shall be
provided for townhouses with garages.
i.At least two (2) lights on either side of the garage doors shall be provided
for single family lots in Landbay 1. (P)
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ATTACHMENT 2
APPROVED CONDITIONS (05SN0164)
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ATTACHMENT 3
APPROVED TEXTUAL STATEMENT (05SN0164)
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ATTACHMENT 4
APPROVED TRACT PLAN (05SN0164)
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