17SN0771
CASE NUMBER: 17SN0771
APPLICANT: R.E. Collier Inc. Builder
CHESTERFIELD COUNTY, VIRGINIA
CLOVER HILL DISTRICT
YSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
AUGUST 23, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant Agent:
ANDREW M. SCHERZER (804-794-0571)
Applicant
R.E. COLLIER INC. BUILDER (804-276-4134)
5.2 acres - 8720 Hull Street Road and
Planning Department Case Manager:
8821 Broadstone Road
DREW NOXON (804-796-7122)
REQUEST
Amendment of zoning approval (Case 15SN0562) to amend cash proffers in a Residential (R-15)
District. Specifically, the applicant proposes to amend Proffered Condition 5 relative to cash proffer
payment.
Notes: A. Conditions may be imposed or the property owner may proffer conditions.
B. Proffered conditions, existing zoning conditions and Textual Statement are located in Attachments 1 - 3.
SUMMARY
A single-family residential subdivision (Bexley East, Section 2) is planned. Existing zoning would
permit a maximum of 8 single-family dwellings, all of which are included in this request.
The current cash proffer amount is $18,966 per dwelling unit. The total potential value of the
approved cash proffer equates to $151,728. With this request, the applicant is proposing to reduce
the cash proffer payment to $9,400 per dwelling unit equating to a total potential value of $75,200.
Existing zoning conditions, and those proffered with this request, provide design and architectural
standards (summarized on page 5 & 6) that are comparable in quality to the surrounding
community.
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 community
STAFF
comparable in quality to that of the surrounding community.
payments.
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for two Community Parks, of 90
PARKS AND
acres, for a total of 180 acres in the vicinity. Land for these parks has not been
RECREATION
acquired.
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Comprehensive Plan (Eastern Route 360 Corridor Plan)
Classification: MIXED USE CORRIDOR
The designation suggests the property is appropriate for a mix of residential uses incorporating high
quality architectural features, site amenities and a design to maintain open space (up to
6 units/acre); offices; churches; public facilities; and similar uses.
Surrounding Land Uses and Development
Broadstone Rd
Single-family use
Single-family uses
-Bexley Cosmopolitan
-Bexley
Rams Xing
Hull St Rd
Single-family uses
-Bexley East
Broadstone
Xing
Churches
La Prade Branch
Library
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PLANNING
Staff Contact: Drew Noxon (804-796-7122) noxona@chesterfield.gov
Zoning History
Case Number Request
Rezoning to R-15 plus conditional use planned development to permit a
residential development of 8 lots. Proffered Conditions included a cash proffer
15SN0562 of $18,966 per unit to be allocated to infrastructure improvements (currently
Approved escalated to $18,966). (Proffered Condition 5)
(1/28/2015) The staff report for Case 15SN0562 analyzed the impact of the proposed
impact.
Design Requirements of Case 15SN0562
The following provides an overview of the approved design requirements referenced in the
attached case information (Attachments 2 & 3):
Minimum home size (gross floor area) of 2,350 square feet
Building materials to include brick, stone, masonry, stucco and horizontal lap siding. Vinyl
prohibited
Brick, stone or stucco foundation treatment, front porch and garage door treatment.
Front-loaded garages prohibited
50-year dimensional roof shingles
Traditional Richmond architectural styles compatible with Bexley subdivision
Varied elevations located adjacent, directly across street or diagonally across street to
prevent repetition
All street-facing facades finished in same materials
Hardscaped driveways and front walks, street trees, supplemental tree in each front yard
Foundation planting beds along front facades and sides facing streets
Focal point containing hardscaped areas and benches for gathering
Passive recreation areas including trails and open space
Buffers within open space
Restrictive covenants (County ensures recordation, but not enforcement)
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.
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The following provides an overview of additional design requirements offered as part of this
request (Attachment 1 Proffered Conditions 2 - 4):
Screening of mechanical units
Lamp post for each unit
Fireplace/chimney treatment
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions of this current request along with those approved with Case 15SN0562 include
design and architectural elements that are comparable to that of the surrounding community.
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
Case 15SN0562 limits development to a maximum of 8 lots (Proffered Condition 3). Based on
that number of lots and applying trip generation rates for a single-family dwelling, development
could generate approximately 103 average daily trips. Traffic generated by development of the
property is anticipated to initially be distributed via residential streets to Hull Street Road.
with a recommended right of way width of 120 to 200 feet. This section of Hull Street Road is a
six-lane divided road. In 2015, the traffic count on Hull Street Road between Courthouse Road
Section 19.1-231 of the County Code outlines the general requirements to meet the needs of
the traffic generated by a proposed development, including acceptable levels of service. This
proposed residential development would contribute to an identifiable need for transportation
improvements. The applicant has not offered to provide any mitigating road improvements.
The property is 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.
through dedication of property, construction of road improvements, or a cash proffer. If an
applicant elects to offer cash to address the
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
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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
$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.
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
adjustments to
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 Manchester Fire Station, Company Number 2
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.15 calls per dwelling, it is estimated that this development will
generate 1 annual call 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
Elementary Middle High Total (1)
2 1 1 4
Anticipated Student Yield by
School Type
Schools Currently Serving AreaProvidence Providence Monacan
Current Enrollment 636 852 1428
Building Capacity (2) 825 1425 2100
Functional Capacity (3) 753 978 2005
Enrollment Percent of Total 84% 87% 71%
Functional Capacity
Total Number of Trailers 2 0 0
Number of Classroom Trailers 2 0 0
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit.
(1)
Building capacity is the number of standard classrooms times the average class size of 25 students.
(2)
Functional capacity considers special programs occurring in the standard classrooms at less than average class size
(3)
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
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
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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 Facilities \[within 3 mile radius\]
West Providence Park \[undeveloped\]
Atkins Park \[undeveloped\]
Cogbill Park \[undeveloped\]
Falling Creek West park \[undeveloped\]
Rockwood Park
Fernbrook Park
5 Elementary School Athletic Areas
1 Middle School Athletic Areas
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for two Community Parks, of 90 acres, for a total of
180 acres nearest this location. Land for these parks has not been acquired.
The Bikeways and Trails Chapter of the Comprehensive Plan recommends provision of
pedestrian/bicycle facilities along all routes shown on the Plan and connections from these routes
and existing pedestrian/bicycle facilities to adjacent developments. The Plan recommends no
the property, along Hull Street Road.
The applicant is encouraged to consider a connection to the adjacent LaPrade Library, and is
encouraged to consider a pedestrian/bicycle system within the development and connection of
pedestrian/bicycle facilities to adjacent subdivisions, where feasible.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384)
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
The request will have no impact upon these facilities
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CASE HISTORY
Applicant Submittals
01/23/2017 Application submitted
06/13/2017 Proffered conditions submitted
&
06/27/2017
Community Meeting
03/07/17 Issues Discussed:
Timing of construction
Road connection to Hull Street or Broadstone Road
Features of proposed open space
Clarification of uses proposed for the development
Landscaping/buffers between new development and existing homes
No specific concerns about the request
Suggestion that pedestrian connection be made to La Prade Branch library
Planning Commission
02/21/2017 Action DEFERRED TO MAY 16, 2017
05/16/2017 Action DEFERRED TO JULY 18, 2017
07/18/17 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, August 23, 2017, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
June 27, 2017
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the applicant.
With the approval of this request, Proffered Condition 5 of Case 15SN0562 shall be amended as
outlined below. All other conditions of Case 15SN0562 shall remain in force and effect.
Cash Proffers. For each dwelling unit, the applicant, sub-divider, or assignee(s) shall pay
1.
$9,400 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)
The applicant hereby offers the following proffered conditions:
Heating, Ventilation and Air Conditioning (HVAC) Units and Whole House Generators.
2.
Units shall initially be screened from view of public roads by landscaping or low
maintenance material, as approved by the Planning Department. (P)
Lamp Posts. One (1) lamp post shall be provided to each dwelling unit. The design of
3.
such lamp posts shall be consistent throughout the Property. (P)
Fireplaces, Chimneys, and Flues.
4.
a.Chimneys. Chimney chases shall be constructed of brick or stone. The width and
depth of chimneys shall be appropriately sized in portion to the size and height
of the unit.
b.Direct Vent Fireplaces. Direct vent gas fireplace boxes which protrude beyond
the exterior plane of the unit, are not permitted on front facades. All exterior
materials and finishes used to enclose the fireplace box must match the adjacent
façade. (P)
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ATTACHMENT 2
APPROVED PROFFERED CONDITIONS (CASE 15SN0562)
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ATTACHMENT 3
TEXTUAL STATEMENT (15SN0562)
December 5, 2014
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