17SN0803
CASE NUMBER: 17SN0803
APPLICANT: Eagle Construction of Va., LLC
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
LYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
JULY 26, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant Agent:
JEFFREY GEIGER (804-771-9557)
Contact:
EAGLE CONSTRUCTION OF VA., LLC
4.4 Acres Dogwood Villas Drive, Dogwood
(804-741-4663)
Villas Place and Kousa Drive.
Planning Department Case Manager:
DREW NOXON (804-796-7122)
REQUEST
Amendment of zoning approval (Case 03SN0205) to amend cash proffers in a Residential
Townhouse (R-TH) District. Specifically, the applicant proposes to amend Proffered Condition 5
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 and approved zoning conditions, textual statement and exhibits are located in
Attachments 1 - 7.
SUMMARY
An age-restricted townhouse community (Villas at Dogwood) is currently under development.
Existing zoning would permit 101 units. There are approximately 52 units remaining to be
constructed, of which 40 units are included with this request.
The current, escalated cash proffer amount is $6,346, and the total potential value of the
approved cash proffer equates to $253,840, calculated based on the 40 units. With this request,
the applicant is proposing to reduce the cash proffer payment to $2,914 on the 40 units, equating
to a potential value of $119,560.
Existing zoning conditions and those proffered with this case provide design and architectural
standards (summarized on pages 6 & 7) 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 provide for a convenient, attractive and harmonious
STAFF community comparable in quality to that of the surrounding
community.
Th
providing cash payments.
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 recommends a new library in the vicinity of
LIBRARIES
Otterdale Road and Hull Street Road. Land for this new facility has not
been acquired.
217SN0803-2017JUL26-BOS-RPT
317SN0803-2017JUL26-BOS-RPT
TABLE A
REQUEST PROPERTIES
Tax Identification Number Address
717-671-5461 7443 KOUSA DR
717-671-5767 7437 KOUSA DR
717-671-6172 7435 KOUSA DR
717-671-6478 7429 KOUSA DR
717-671-6662 7439 KOUSA DR
717-671-6684 7427 KOUSA DR
717-671-6968 7433 KOUSA DR
717-671-6989 7421 KOUSA DR
717-671-7273 7431 KOUSA DR
717-671-7579 7425 KOUSA DR
717-671-7885 7423 KOUSA DR
717-671-8098 7403 KOUSA DR
718-671-4195 14804 DOGWOOD VILLAS DR
718-671-4389 14806 DOGWOOD VILLAS DR
718-671-4683 14812 DOGWOOD VILLAS DR
718-671-4877 14814 DOGWOOD VILLAS DR
718-671-5055 14822 DOGWOOD VILLAS DR
718-671-5162 14820 DOGWOOD VILLAS DR
718-671-5171 14818 DOGWOOD VILLAS DR
718-671-5192 14808 DOGWOOD VILLAS DR
718-671-5486 14810 DOGWOOD VILLAS DR
718-671-5680 14816 DOGWOOD VILLAS DR
718-672-0834 14700 DOGWOOD VILLAS DR
718-672-1432 14704 DOGWOOD VILLAS DR
718-672-2131 14708 DOGWOOD VILLAS DR
718-672-2730 14712 DOGWOOD VILLAS DR
718-672-3328 15020 DOGWOOD VILLAS PL
718-672-3927 15016 DOGWOOD VILLAS PL
718-672-4004 15013 DOGWOOD VILLAS PL
718-672-4212 15015 DOGWOOD VILLAS PL
718-672-4526 15012 DOGWOOD VILLAS PL
718-672-4702 15011 DOGWOOD VILLAS PL
718-672-4811 15009 DOGWOOD VILLAS PL
718-672-5124 15008 DOGWOOD VILLAS PL
718-672-5301 15005 DOGWOOD VILLAS PL
718-672-5410 15007 DOGWOOD VILLAS PL
718-672-5823 15004 DOGWOOD VILLAS PL
718-672-5900 15003 DOGWOOD VILLAS PL
718-672-6108 15001 DOGWOOD VILLAS PL
718-672-6422 15000 DOGWOOD VILLAS PL
417SN0803-2017JUL26-BOS-RPT
Comprehensive Plan
Classification: MEDIUM-HIGH DENSITY RESIDENTIAL USE
The designation suggests the property is appropriate for 4.0 to 8.0 dwellings per acre. Various
residential types including, but not limited to, single family, two-family, zero lot line, townhouse,
condominium and multifamily dwellings would be permitted.
Surrounding Land Uses and Development
Single-family
Oasis Sports residential uses
Park -Manor Gate
Commercial uses
Dogwood
Villas Drive
Hull Street
Road
Commercial uses
517SN0803-2017JUL26-BOS-RPT
PLANNING
Staff Contact: Drew Noxon (804-796-7122) noxona@chesterfield.gov
Zoning History
Case Number Request
Rezoning to R-TH to permit a townhouse residential development of 101 single-
family homes and Conditional Use Planned Development for exceptions to
03SN0205
Ordinance requirements. Proffered conditions included a cash proffer of
Approved
$3,672 per dwelling unit (currently escalated to $6,346).
(12/14/2005)
The staff report for Case 03SN0205 analyzed the impact of the proposed
dev
16SN0564 Amendment of Case 03SN0205 relative to building materials and architectural
Approved elevations.
(2/24/2016)
Design Requirements of Cases 03SN0205 and 16SN0564
The following provides an overview of the approved design requirements referenced in attached
case information (Attachments 2 - 9):
Dwelling Design
Architecture similar to elevations in Exhibit A
o
Maximum number (4) of attached units
o
Building elevations adjacent to public or private right of way to include brick or stone
o
veneer or variation in setbacks/recessing portions of attached units from streets
Building height limit of two stories or 30 feet
o
Roofing materials consisting of asphalt shingles, sheet metal including copper and
o
standing seam metal
Siding materials to include cement or hardiplank siding, brick veneer, cut stone
o
veneer, EIFS or stucco products, aluminum or vinyl soffits, moldings and trim
Porch columns consisting of polymer/steel; wood or metal porch railings
o
Carriage-style garage door with hinge straps
o
Foundations of brick, block and stone
o
Color selections limited to ensure continuity throughout project; light colored brick,
o
stucco, stone and siding products used to produce a village vernacular
Lot or Yard Design
Perimeter landscaping around buildings, between buildings and driveways, within
o
medians and within common areas
Asphalt driveways
o
Community Design
Conceptual Plan consistent with Exhibit B
o
Minimum of 0.75 acres open space with 2,000 square-foot (gfa) clubhouse as focal
o
point; hardscaped areas with benches to facilitate gatherings
617SN0803-2017JUL26-BOS-RPT
Sidewalks on both sides of streets; sidewalks connecting residential uses to
o
recreational and commercial uses
Street trees along both sides of streets
o
Landscaped setbacks along adjacent properties
o
Residential community entrance sign and identification sign for the clubhouse
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 design requirements offered as part of this request
(Attachment 1 Proffered Conditions 1 - 3):
Screening of mechanical equipment
30-year architectural/dimensional asphalt composition roof shingles
Minimum of two (2) gazebos located in common area
As suggested by the Comprehensive Plan goals and Zoning Ordinance, the proffered conditions
of this current request along with those approved with Cases 16SN0564 and 03SN0205 include
quality design and architectural elements that are comparable in quality to that of the
surrounding community.
717SN0803-2017JUL26-BOS-RPT
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The property could be developed for 40 units. Based on that number of units and applying trip
generation rates for a senior housing (attached) unit, development could generate
approximately 138 average daily trips. Traffic generated by development of the property is
anticipated to be initially distributed via Cosby Road to Hull Street Road.
Hull Street Road is
recommended right of way width of from 120 to 200 feet. Hull Street Road is a four-lane
divided road, with a traffic signal at the Otterdale Road intersection. In 2015, the traffic count
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 6, which encompasses a large area in the western part of the
County. Many of the 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.
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. The Policy allows the
county to consider mitigating circumstances about a proposed development. In this case, the
residential development is limited to aged-restricted (attached) units which generate
approximately 31% of the traffic of single-family dwelling units. Because of this, the traffic
impact of the proposed development could be addressed with $2,914 (31% of $9,400) per age-
restricted unit. The impact of the proposed development could be valued at $116,560 (40 x
$2,914).
The applicant has proffered to pay $2,914 per age-restricted unit. Staff supports the request.
817SN0803-2017JUL26-BOS-RPT
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 0.091 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.
917SN0803-2017JUL26-BOS-RPT
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 - Woolridge 778 3 738 95
Middle - Tomahawk Creek 1301 5 1505 116
High - Cosby 1918 9 2054 107
Total \[1\] -
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 tƌğƓ 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 tƌğƓ.
Additional Schools Comments
After review of this request for age-restricted dwelling units, the proposed rezoning case may have
minimal impact on school facilities. Recent research on the actual student yield from age-restricted
housing reported in April 2016 revealed that there was a small yield (four elementary students out
1017SN0803-2017JUL26-BOS-RPT
of the total school population) from all age-managed dwelling units. It is possible however, that
over time this case combined with other proposed residential 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
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 that 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 or for a new facility is in the process of being acquired.
The tƌğƓ additionally recommends a new library in the vicinity of Otterdale Road and Hull
Street Road to address service gaps and demand issues related to increases in population
anticipated in this area of the county. Land for this new 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.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Proffered Conditions 3 and 8 of Case 03SN0205 were offered to address concerns relative to the
aesthetics of open basins required for stormwater management and downstream drainage
impacts. These proffered conditions will not be affected with this amendment.
1117SN0803-2017JUL26-BOS-RPT
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
This request will not impact these facilities.
1217SN0803-2017JUL26-BOS-RPT
CASE HISTORY
Applicant Submittals
4/3/2017 Proffered conditions submitted
&
6/7/2017
4/24/2017 Application submitted
Community Meeting
4/25/17 Issues Discussed:
Maintenance of buffers along northern property line
Proffer policy
Hours of construction
HVAC screening
Planning Commission
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.
1317SN0803-2017JUL26-BOS-RPT
ATTACHMENT 1
PROFFERED CONDITIONS
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 itself and its
successors or assigns, proffer that the property under consideration 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 owners and applicant. In the event this request is
denied or approved with conditions not agreed to by the owners and applicants, the proffers
shall immediately be null and void and of no further force or effect.
The Applicant hereby amends Proffered Condition 5 of Case 03SN0205 to read as follows:
Cash Proffers: For each dwelling unit, the applicant, sub-divider, or assignee(s) shall pay $2,914
per dwelling unit to the County of Chesterfield for road improvements within the service
district for the property. Each payment shall be made prior to the issuance of a building permit
for a dwelling unit unless state law modifies the timing of the payment. Should Chesterfield
County impose impact fees at any time during the life of the development that are applicable to
the property, the amount paid in cash proffers shall be in lieu of or credited toward, but not be
in addition to, any impact fees, in a manner determined by the County. (B&M)
New Proffered Condition 1 is hereby provided:
1.Heating, Ventilation and Air Conditioning (HVAC) Units and any Whole House
Generators. Units shall initially be screened from view of public roads by landscaping or
low maintenance material chosen by the applicant, as approved by the Planning
Department. (P)
New Proffered Condition 2 is hereby provided:
2.Roof Material. Roof materials shall be 30 year architectural/dimensional asphalt
composition shingle. (P)
New Proffered Condition 3 is hereby provided:
3.Gazebos. A minimum of two gazebos shall be provided within the common area. (P)
1417SN0803-2017JUL26-BOS-RPT
ATTACHMENT 2
APPROVED CONDITIONS (16SN0564)
1517SN0803-2017JUL26-BOS-RPT
1617SN0803-2017JUL26-BOS-RPT
1717SN0803-2017JUL26-BOS-RPT
ATTACHMENT 3
EXHIBIT A, ELEVATIONS AND BUILDING MATERIALS (16SN0564)
1817SN0803-2017JUL26-BOS-RPT
1917SN0803-2017JUL26-BOS-RPT
2017SN0803-2017JUL26-BOS-RPT
ATTACHMENT 4
APPROVED CONDITIONS (03SN0205)
2117SN0803-2017JUL26-BOS-RPT
2217SN0803-2017JUL26-BOS-RPT
2317SN0803-2017JUL26-BOS-RPT
2417SN0803-2017JUL26-BOS-RPT
2517SN0803-2017JUL26-BOS-RPT
ATTACHMENT 5
APPROVED TEXTUAL STATEMENT (03SN0205)
2617SN0803-2017JUL26-BOS-RPT
2717SN0803-2017JUL26-BOS-RPT
ATTACHMENT 6
EXHIBIT A ELEVATIONS AND BUILDING MATERIALS (03SN0205)
2817SN0803-2017JUL26-BOS-RPT
2917SN0803-2017JUL26-BOS-RPT
3017SN0803-2017JUL26-BOS-RPT
3117SN0803-2017JUL26-BOS-RPT
3217SN0803-2017JUL26-BOS-RPT
ATTACHMENT 7
EXHIBIT B, CONCEPTUAL PLAN (03SN0205)
3317SN0803-2017JUL26-BOS-RPT