16SN0714
CASE NUMBER: 16SN0714 (AMENDED)
APPLICANTS: Lyne 4601 Kingsland Road LLC, Lyne 4717 Kingsland Road
LLC, Lyne 4633 Kingsland Road LLC and Lyne 5000 Sir Sagamore Drive
LLC
CHESTERFIELD COUNTY, VIRGINIA
DALE DISTRICT
AND RECOMMENDATION
Board of Supervisors Hearing:
JULY 26, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant Agent:
JACK R. WILSON, III. PLC (804-425-9474
Planning Department Case Manager:
DARLA ORR (804-717-6533)
71.1 Acres 5000 Sir Sagamore Drive
REQUEST
Amendment of zoning approval (Case 05SN0310) to amend cash proffers in a Residential (R-12)
District. Specifically, the applicant proposes to delete Proffered Condition 3 of Case 05SN0310 to
eliminate cash payments and to modify Proffered Condition 8 to clarify foundation materials.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions and approved zoning conditions are located in Attachments 1 and 2.
SUMMARY
Existing zoning would permit development of a maximum of 115 single-family residential dwelling
units on the request property, all of which are included in this request.
The current, escalated cash proffer amount is $21,186. The total potential value of the approved
cash proffer equates to $2,436,390. With this request, the applicant is proposing to eliminate the
cash proffer payment as the property is located within an area identified for revitalization.
Amendment of Proffered Condition 8 of Case 05SN0310 relative to foundation treatment is
proposed. The revision would only permit stone and brick foundation materials, with stucco
being acceptable if a façade is constructed entirely of stucco. Poured cast concrete painted and
stamped to simulate a brick or stone veneer permitted by the existing zoning would no longer be
an acceptable foundation treatment.
Conditions proffered with this case provide design and architectural standards (summarized on
pages 5-6) that are elevated 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 TRANSPORATION APPROVAL
The quality, design and architecture required by conditions offered by
the applicant in this case provide for a convenient, attractive and
STAFF harmonious community elevated in quality to that of the surrounding
community.
Property is located within a revitalization area. Under the Road Cash
Proffer Policy, no road cash proffer will be accepted.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The Public Facilities Plan recommends that Beulah Elementary School
be revitalized or replaced. In November 2016, the Board of Supervisors
approved Case 17PD0147 for substantial accord to permit an elementary
school located along Beulah Road north of Kingsland Road. Post 2020, the
SCHOOLS
Plan also recommends a new middle school facility in the vicinity of
Chester and West Hundred Roads and a new high school facility in the
vicinity of Chester Road and Route 288 north of Route 10, however at this
time a budget has not been developed for the acquisition of land or
construction of these school facilities as recommended in the Plan.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests a new facility shall be constructed in the
general vicinity of Kingsdale, Chester and Hopkins Roads. Land for
LIBRARIES
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 of 2.0 to 4.0 dwelling units per
acre.
Surrounding Land Uses and Development
Kingsland Rd
Salem Church Rd
Single family residential
Kingsland Woods and
Ashton Woods South
Single family residential
Treemont
Route 288
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Zoning History
Case Request
Number
Rezoning to Residential (R-12) of 73.8 acres with Conditional Use Planned
Development to permit a residential stock farm on 13.7 acres
05SN0310
Conditions limited density, established development standards and addressed
Approved
road improvements
(5/2008)
The staff report for this case analyzed the impact of the proposed development
on public facilities and the applicant
Proposal
Existing zoning permits a maximum of 115 single family residential dwelling units.
Design Requirements of Case 05SN0310
Lot Design
Minimum lot areas obtained contiguous to building envelope and street frontage,
o
exclusive of easements greater than 50 feet in width to assure usable yards are
provided without an impact from larger easements.
Lot areas and densities compatible with developments through which sole access is
o
provided
Building Design
Minimum house sizes
o
Foundation treatment
o
Restrictive Covenants (addressing signage, nuisance uses, trash collection, visibility of
portable air conditioning units and antenna, and recreational area setbacks (Note: The
County will ensure the covenants are recorded, but is not responsible for enforcement.
Once covenants are recorded they can be changed.)
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 design requirements offered as part of this request
(Attachment 1 Proffered Condition 2):
Architecture
Variety of styles of Richmond architecture
o
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Variety of elevations along a street to avoid a monotonous streetscape
o
Façade, roof and porch treatment
o
Step-down siding only for unique topographical conditions
o
Lot Enhancements
Foundation plantings
o
Supplemental yard trees
o
Driveway and front walk treatment
o
Screening of utility units (HVAC, generators, etc.)
o
Garages
All units to have attached garage
o
Front loaded garages permitted with enhanced door treatments; may project 3 feet
o
forward from dwelling or contiguous front porch
Foundation Treatment
Existing zoning conditions permit foundations to be faced with: poured in place concrete
patterned and painted to simulate a veneer of brick or stone, Exterior Finish Insulation System
(EFIS), stucco or brick or stone veneer (Proffered Condition 8, Case 05SN0310). An amendment
to this requirement is proposed, only permitting foundations to be faced with brick or stone,
with stucco permitted where facades are constructed entirely of stucco (Proffered Condition 1).
Staff finds this amendment to be a significant improvement over the existing zoning
requirement.
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the amendment for
foundation treatment and additional proffered condition includes quality design and
architectural elements that are elevated in quality to that of the surrounding community.
REVITALIZATION
Staff Contact: Carl Schlaudt (804-318-8674) schlaudtc@chesterfield.gov
The project site is located in a revitalization area, consistent with the criteria-based approach of
Road Cash Proffer Policy Section B.5 (as amended by the Board of Supervisors on April 26,
2017).
The Revitalization Office supports development in revitalization areas that represents a
substantial improvement above current area conditions. This proposal represents a substantial
improvement above conditions of older residential development generally east of Salem
Church Road, south of Kingsland Road, and north of Route 288.
Specifically, this project would be a substantial improvement in terms of: paved driveways,
foundation planting beds, front porches, garages, HVAC screening, roof materials, and yard
trees. The project would be generally equivalent to surrounding development in terms of:
architectural variation, common recreational area (not specified), foundation treatment, front
walks, landscaping other than foundation planting beds, sidewalks (not specified), siding
material, and street trees. The project would be generally less equivalent to surrounding
development in terms of minimum house size.
The Revitalization Office supports the proposal as proffered.
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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
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
Case 05SN0310 limits development to 115 lots (Proffered Condition 7). Based on that number
of lots and applying trip generation rates for a single-family dwelling, development could
generate approximately 1,194 average daily trips. Traffic generated by development of the
property is anticipated to be distributed via residential streets to Salem Church Road, Kingsland
Road, and Hopkins Road.
Salem Church Road is a collector road with a recommended right of way width of 70 feet, as
identifi-lane road. Sections
of the road are substandard, with approximately 10-foot lane widths and no usable shoulders.
VDOT minimum geometric design standards recommend this road have 12-foot lane widths and
10 foot shoulders. In 2015, the traffic count on Salem Church Road south of Kingsland Road was
recommended right of way width of 90 feet. Kingsland Road is a two-lane road. Sections of the
road are substandard, with approximately 10-foot lane widths and no usable shoulders. VDOT
minimum geometric design standards recommend this road have 12-foot lane widths and 10
foot shoulders. In 2015, the traffic count on Kingsland Road between Salem Church Road and
recommended right of way width of 90 feet. Hopkins Road is a two-lane road. Sections of the
road are substandard, with approximately 10-foot lane widths and no usable shoulders. VDOT
minimum geometric design standards recommend this road have 12-foot lane widths and 10
foot shoulders. In 2015, the traffic count on Hopkins Road south of Kingsland Road was 8,500
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 located within Traffic Shed 9, which encompasses the area of the County
bounded by I-95, Chippenham Parkway, Route 10, and Route 288. Some of the roads in this
traffic shed or which serve this traffic shed are substandard, with little or no shoulders, fixed
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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.
transportation network through dedication of property, construction of road improvements, or
a cash proffer. If an applicant elects to offer cash to add
transportation network, Transportation staff has calculated the average impact of a single-
family dwelling unit on the transportation network to be $12,652; however, the Board of
Supervisors has adopted a policy establishing that it would accept a maximum cash proffer of
$9,400 per dwelling unit as addressing the traffic impacts of residential development, with all of
the funds to be dedicated towards improvements to the road network. As such, if the applicant
chooses to
of a cash proffer, $9,400 per dwelling unit for improvements to the road network would be
appropriate.
According to the Office of Revitalization, the property is located within a revitalization area.
Under the Road Cash Proffer Policy, no road cash proffer will be accepted for development in
these areas.
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 within 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 Centralia Fire Station, Company Number 17
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.275 calls per dwelling, it is estimated that this development will
generate 32 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 24 Beulah 646 8 701 109
Middle 13 Salem 920 8 921 100
High 18 Bird 2291 5 1841 80
Total \[1\] 55
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit.
\[1\]
Public Facilities Plan
The Public Facilities Plan recommends that Beulah Elementary School be revitalized or
replaced. In November 2016 the Board of Supervisors approved Case 17PD0147 for substantial
accord to permit an elementary school located along Beulah Road north of Kingsland Road.
Post 2020, the Plan also recommends a new middle school facility in the vicinity of Chester and
West Hundred Roads and a new high school facility in the vicinity of Chester Road and Route
288 north of Route 10, however at this time a budget has not been developed for the
acquisition of land or construction of these school facilities as recommended in the Plan.
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
ed 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
Central
Additional Comments
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests a new facility shall be constructed in the general vicinity of
Kingsdale, Chester and Hopkins Roads. 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
Mission
The County supports a high-quality park system to provide residents and visitors with equitable
access to active and passive recreation opportunities. The 2012 level of service is 5.9 acres of
regional, community and neighborhood parkland per 1,000 persons whereas the target level of
service is 9 acres per 1,000 persons.
Nearby Parks Facility
Harry G. Daniel Park at Ironbridge
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
This proposal will have a minimal impact on the public water and wastewater systems. Case
05SN0310 contains a proffered condition that requires connection to public water and sewer.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
This request will have a minimal impact on these facilities.
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CASE HISTORY
Applicant Submittals
2/13/17 Application submitted
5/25/17 Application amended
04/17, Proffered conditions submitted
05/02 and
06/05/17
Community Meeting
05/02/17 Issues Discussed:
Concern with access to Kingsland Road from development
Architectural standards designed to maintain quality of existing and
proposed area development
Planning Commission
04/18/17 Action DEFERRED TO JUNE 20, 2017
6/20/2017 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 County Administration relative
to information provided in the staff report.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Freye Second: Wallin
AYES: Sloan, Freye, Jones and Wallin
ABSTENTION: Jackson
The Board of Supervisors on Wednesday, July 26, 2017, beginning at 6:00 p.m., will consider
this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
(June 5, 2017)
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the applicant.
The property owner and applicant in this case, pursuant to Section 15.2-2298 of the Code of
Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves
and their successors and assigns, proffer that the property under consideration (the "Property")
will be developed according to the following proffers if, and only if, the request submitted
herewith is granted with only those conditions agreed to by the owner and applicant. In the
event this request is denied or approved with conditions not agreed to by the owner and
applicant, the proffers shall immediately be null and void and of no further force or effect.
With the approval of this request, Proffered Condition 3 of Case 05SN0310 shall be deleted and
Proffered Condition 8 of Case 05SN0310 shall be amended as outlined below:
Foundations. The exposed portion of any foundation shall be brick or stone.
1.
Synthetic or natural stucco foundations may be permitted for facades
constructed entirely of stucco. (P and BI)
The Applicant hereby offers the following additional proffers:
Architectural/Design Elements:
2.
A.Driveways/Front Walks
1.Driveways: All portions of driveways and parking areas shall be
brushed concrete, stamped concrete, exposed aggregate
concrete, asphalt or decorative pavers.
2.Front Walks: A minimum of a 42-inch-wide concrete front walk
shall be provided to the front entrance of each dwelling unit, to
connect to drives, sidewalks or street.
B.Landscaping
1.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 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.
2.Front Foundation Planting Beds: Foundation planting is required
along the entire front façade of all units, and shall extend along all
sides facing a street. Foundation Planting Beds shall be a
minimum of four (4) feet wide from the unit foundation. Planting
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beds shall be defined with a trenched edge or suitable landscape
edging material. Planting beds shall include medium shrubs and
may include spreading groundcovers. Unit corners shall be visually
-
-
C.Architecture and Materials
1.Style and Form: The architectural styles shall be interpretations of
traditional Richmond architecture such as Georgian, Adam,
Classical Revival Colonial, Greek Revival, Queen Anne, and
Craftsman Styles.
2.Repetition: Dwellings with the same elevations may not be
located adjacent to, directly across from, or diagonally across
from each other on the same street. This requirement does not
apply to units on different streets backing up to each other.
3.Exterior Facades: Acceptable siding materials include brick, stone,
masonry, stucco, synthetic stucco (E.I.F.S), vinyl siding, and
approved horizontal lap siding. Horizontal lap siding may be
manufactured from natural wood or cement fiber board or may
be premium quality vinyl siding with a minimum wall thickness of
0.042 inches. Plywood and metal siding are not permitted.
4.Step-down Siding: Stepping the siding down below the first floor
shall only be permitted in circumstances of unique topographical
conditions. Step downs shall be permitted on the side and rear
elevations only, with a maximum of two (2) steps permitted on
any elevation, and with a minimum separation of eight (8) feet
between steps. A minimum of 24 inches of exposed brick or stone
shall be required, unless a lesser amount is approved by the
Planning Department at time of plans review due to unique design
circumstances.
5.Roof Materials: Roofing material shall be dimensional
architectural shingles or better with a minimum 30-year warranty.
D.Porches and Stoops. All front entry stoops and front porches shall be
constructed with continuous masonry f
masonry piers. Extended front porches shall be a minimum of five (5) feet
deep. Space between piers under porches shall be enclosed with framed
lattice panels. Handrails and railings shall be finished painted wood, vinyl
rails or metal rail systems with vertical pickets or swan balusters. Pickets
shall be supported on top and bottom rails that span between columns.
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E.Garages.
1.All units shall have an attached garage. Front loaded attached
garages shall be permitted to extend as far forward from the front
line of the main dwelling as the 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 three (3) feet forward of the front line of the main
dwelling.
2.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.
F.Heating, Ventilation and Air Conditioning (HVAC) Units and Whole House
Generators. Units shall initially be screened from view of public roads by
landscaping or low maintenance material, as approved by the Planning
Department. (P and BI)
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ATTACHMENT 2
APPROVED CONDITIONS - CASE 05SN0310
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