17SN0787
CASE NUMBER: 17SN0787(AMENDED)
APPLICANTS: Cascade Creek Development, Inc. and Eastwood Homes of
Richmond, LLC
CHESTERFIELD COUNTY, VIRGINIA
DALEDISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
JULY 26, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant’s Agent:
JACK R. WILSON, III. PLC (804-425-9474)
Planning Department Case Manager:
3.5Acres – 9407 Cascade Creek Lane
DARLA ORR (804-717-6533)
REQUEST
Amendment of zoning approval (Case 98SN0182) to amend cash proffers in a Residential (R-12)
District. Specifically, the applicant proposes to amend Proffered Condition 10 of Case 98SN0182
relative to cash payments.
Notes:
A.SINCE PUBLIC ADVERTISEMENT OF THIS CASE, 9 PARCELS (IDENTIFIED AS STRICKEN IN TABLE A) HAVE BEEN
WITHDRAWN REDUCING ACREAGE FROM 7.6 ACRES TO 3.5 ACRES. THE BOARD MUST UNANIMOUSLY
AGREE TO SUSPEND THEIR RULES TO CONSIDER THIS AMENDED APPLICATION. MAPS HAVE BEEN
UPDATED TO REFLECT THIS AMENDMENT TO WITHDRAW THESE PARCELS.
B.The only condition that may be imposed is a buffer condition. The property owner may proffer
conditions.
C.Proffered conditions and approved zoning conditions are located in Attachments 1 and 2.
SUMMARY
A single-family residential subdivision (Cascade Creek) is under development. Existing zoning
permits a maximum of 119 dwelling units, of which 10 would be impacted by this request.
The current cash proffer amount is $11,462. There are 10 units included in this request; four have
already paid a cash proffer, with six units remaining. Currently, the total potential value of the
approved cash proffer equates to $68,772, excluding the four units that have already paid a cash
proffer. The applicant is proposing to reduce the cash proffer payment to $9,400 on the
remaining units; equating to a total potential value of $56,400.
Conditions proffered with this case provide design and architectural standards (summarized on
pages 6 and 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 conditions offered by
the applicant in this case provide for a convenient, attractive and
STAFF
harmonious community comparable to the surrounding community.
Development’s traffic impact will be addressed by providing cash
payments.
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TABLE A
REQUEST PROPERTIES
Tax Identification Number Address
759-677-4657 9407 CASCADE CREEK LN
759-677-4878 9406 CASCADE CREEK LN
759-677-7452 9319 CASCADE CREEK LN
759-677-9351 9307 CASCADE CREEK LN
759-678-9008 9231 CLEARBROOK PL
760-677-2053 9213 CASCADE CREEK LN
760-677-2072 6013 CASCADE CREEK CT
760-677-2975 9206 CASCADE CREEK LN
760-677-3787 6006 SCOTTS BLUFF WAY
760-677-3857 9201 CASCADE CREEK LN
760-677-5655 9113 CASCADE CREEK LN
760-677-6790 9119 CLEARBROOK CT
760-677-7572 9106 CASCADE CREEK LN
760-677-7653 9101 CASCADE CREEK LN
760-677-7788 9113 CLEARBROOK CT
760-677-8683 9107 CLEARBROOK CT
760-678-0206 9225 CLEARBROOK PL
760-678-9405 9106 CLEARBROOK CT
761-677-0395 9100 CLEARBROOK CT
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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
Cogbill Rd
Scotts Bluff Way
Single family residential –
Cascade Creek
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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 47.9 acres and Light Industrial (I-1) of 30.2
acres
98SN0182
Conditions limited density, addressed road improvements and established
Approved
standards for the I-1 portion of the property
(12/1998)
The staff report for this case analyzed the impact of the proposed development
on public facilities and the applicant’s offer to mitigate that impact.
Proposal
Existing zoning permits a maximum of 119 units within the Cascade Creek subdivision. There are
10 lots remaining to be built upon which are included in this request.
Design Requirements of Case 98SN0182
Other than a density limitation, there are no existing standards for the single family
development.
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, compatible with those in existing subdivision
o
Variety of elevations along a street to avoid a monotonous streetscape
o
Façade, roof and porch treatment
o
Landscaping/Yard Treatment
Foundation plantings
o
Supplemental yard trees
o
Driveway and front walk treatment
o
Screening of utility units (HVAC, generators, etc.)
o
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Garages
All units to have attached garage
o
Front loaded garages permitted with enhanced treatment; may project 3 feet forward
o
from dwelling or contiguous front porch
5 of the 20 units may have garages that project 7 feet into front setback (Attachment 2
o
– Exhibit A)
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, Proffered Condition 2
includes quality design and architectural elements that are comparable to the surrounding
community.
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.
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The property consists of 10 recorded lots. Based on those numbers of lots and applying trip
generation rates for a single-family dwelling, development could generate approximately 239
average daily trips. Traffic generated by development of the property is anticipated to be
initially distributed via Cogbill Road to Newbys Bridge Road and Belmont Road.
Cogbill Road is a major arterial with a recommended right of way width of 90 feet, as identified
on the County’s Thoroughfare Plan. This section of Cogbill Road was constructed in conjunction
with residential development, and is a two-lane road. Sections of the road have a center raised
median. In 2015, the traffic count on Cogbill Road between Newbys Bridge Road and Belmont
Road was 2,200 vehicles per day (Level of Service “C”).
Newbys Bridge Road identified on the County’s Thoroughfare Plan as a major arterial with a
recommended right of way width of 90 feet. Newbys Bridge 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 Newbys Bridge Road was 5,255 vehicles per day
(Level of Service “D”).
Belmont Road is also identified on the County’s Thoroughfare Plan as a major arterial with a
recommended right of way width of 90 feet. Belmont 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
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foot shoulders. In 2015, the traffic count on Belmont Road was 4,000 vehicles per day (Level of
Service “C”).
Section 19.1-231 of the County Code outlines the general requirements to meet the needsof
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 7, which encompasses the area of the County
bounded by Hull Street Road, Chippenham Parkway, Route 10, and Route 288. Several roads in
this traffic shed or which serve this traffic shed are substandard, with 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. As such, if the applicant
chooses to address the development’s impacts on the county’s road network through payment
of a cash proffer, $9,400 per dwelling unit for improvements to the road network would be
appropriate.
The applicant has proffered to pay $9,400 per dwelling unit (Proffered Condition 1). Staff
supports the request.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
This request will not impact these facilities.
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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 urbanresponse zone for which Fire & EMS has a
goal of responding to at least 90% of the calls for service in under seven (7)minutes.Fire and
EMS is currently unable to meet that goal.
Nearby Fire/EMS Facilities
The Manchester Volunteer Rescue Squad Fire Station, Company Number 24
The Manchester Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.108 calls per dwelling, it is estimated that this development will
generate 1 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 inthe 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
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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 Total
Capacity Trailers Enrollment
School Type Serving Area Functional
Capacity
Elementary 2 Jacobs7965800 101
Middle 1 Manchester 1356 16 1388 102
High1 Clover Hill 1904 01898 100
Total\[1\] 4
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit.
\[1\]
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 Libraries
LaPrade Library
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
To date, no comments have been received.
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
98SN0182 contains a proffered condition that requires connection to public waterand sewer.
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ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Proffered Conditions 3a and 3b of Case 98SN0182 were offered to address the use of the existing
pondwhich straddles a portion of the subject development and the adjacent property to the
southeast. In addition, Proffered Conditions 4 and 5 of Case 98SN0182 were offered to address
impacts to the existing downstream culvert under Belmont Road. These proffered conditions will
not be affected with this amendment.
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CASE HISTORY
Applicant Submittals
2/13/17 Application submitted
5/25and Application amended
7/18/17
04/17, Proffered conditionssubmitted
05/02 and
06/05/17
Community Meeting
04/25/17 Issues Discussed:
Zoning would remain the same for existing lots
Architectural standards designed to maintain quality of Cascade Creek
and proposed development
Planning Commission
04/18/17 Action – DEFERRED TO JUNE 20, 2017 ON THE COMMISSION’S OWN MOTION
WITH THE APPLICANT’S CONSENT.
6/20/2017Citizen 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,Jonesand 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 CONDITION
(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 10 of Case 98SN0182 shall be amended
as outlined below.
1.Cash Proffers. For each dwelling unit, the applicant, sub-divider, or assignee(s) shall
pay $9,400 to the County of Chesterfield for road improvements within the service
district for the property. Each payment shallbe 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 and M)
The Applicant hereby offers the following proffers:
2.Architectural/Design Elements:
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
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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
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
softened with vertical accent shrubs (4’-5’) or small evergreen
trees (6’-8’) at the time of planting.
C.Architecture and Materials
1.Style and Form:The architectural styles shall be interpretations of
traditional Richmond architecture, using forms and elements
compatible with those in the Cascade Creek subdivision 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 foundation wall or on 12” x 12”
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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.
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.For units, not to exceed a total of five (5), that employ a garage and
architectural design similar to and consistent with the design shown
in Exhibit A garages shall be permitted to extend beyond the front
façade as indicated in that elevation.
3.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
EXHIBIT A- CONCEPTUAL ELEVATION – GARAGE PROJECTION
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ATTACHMENT 3
CONDITIONS OF APPROVAL – CASE 98SN0182
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