17SN0592
CASE NUMBER: 17SN0592
APPLICANT: Hickory Estate, LLC
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
ADDENDUM
Board of Supervisors Public Hearing:
AUGUST 23, 2017
Board of Supervisors Time Remaining:
365 DAYS
KERRY HUTCHERSON (804-748-3600)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
713.5 Acres 9353 Graves Road
REQUESTS
Request I - Amendment of zoning approvals (Cases 07SN0342 and 08SN0108) to amend cash
proffers in a Residential (R-88) District. Specifically, the applicant proposes to delete Proffered
Conditions 3 of Cases 07SN0342 and 08SN0108 relative to cash proffer payments.
Request II - Exception to the utility ordinance for required connection to the public sewer system
for a portion of the development.
Notes:
A.The only condition that may be imposed for Request I is a buffer condition. The property owner may
proffer conditions.
B.Conditions may be imposed for Request II.
C.Revised proffered conditions are located in Attachment 1.
SUMMARY
(Revised) A single-family residential subdivision is planned. Residential stock farm use (keeping of
horses) is permitted on up to 100 acres, including riding trails. With the existing zoning approvals,
it was anticipated that 256 dwelling units could be developed on the property; however, a
preliminary subdivision plan was approved which would permit 274 dwellings. Proffered
Condition VI of this current request would limit the development to a maximum of 274 dwelling
units, all of which would all be impacted by this request.
The current cash proffer amount is $21,504 per dwelling unit. The current total potential value of
the approved cash proffer equates to $5,892,096. The applicant is proposing to provide offsite
road improvements to Hickory Road, valued at $2,576,098, in lieu of a cash proffer payment. To
provide a more like comparison of the value of the proposed improvements versus total value of
the outstanding cash proffers, staff has converted the string of projected, future payments into
current dollars. Therefore, the potential calculated total of $5,892,096 is valued at $4,456,199 in
current dollars.
The applicant proposes to serve the development with public water and individual septic systems.
A portion of the property (approximately 36 acres) is located within a mandatory wastewater
Providing a FIRST CHOICE community through excellence in public service
SUMMARY (CONTINUED)
area, necessitating an exception to public wastewater use.
Existing zoning conditions and those proffered with this case provide design and architectural
standards (summarized on pages 6 and 7 of Staffs Request Analysis) that are comparable in
quality to that of the existing area development.
ADDENDUM
The purpose of this Addendum is to provide a revised Summary based on revisions to
Proffered Conditions I.A. and VI. and revised comments from Transportation, Fire and Schools.
After the Planning Commissions consideration of this request, the applicant revised Proffered
Condition VI. to increase permitted density from 256 to 274 units (Proffered Condition VI shown
as MODIFIED in Attachment 1). This revised density is a result of the number of dwelling units
(274) permitted by an approved preliminary subdivision plan instead of using a theoretical density
(256) units estimated at the time the existing zoning was approved.
To address the road impacts on the 274 units, the distance of road improvements to be provided
on Hickory Road was extended from 2,705 linear feet to 2,894 linear feet. (Proffered Condition
I.A. shown as MODIFIED in Attachment 1)
Staff supports acceptance of the Proffered Conditions as modified in Attachment 1 of this
Addendum. Revised comments from Transportation, Fire and Schools are included. These
changes do not modify Staffs recommendations.
RECOMMENDATIONS
REQUEST I (AMENDMENT OF ZONING APPROVALS) APPROVAL
PLANNING
REQUEST II (EXCEPTION TO PUBLIC SEWER) DENIAL
COMMISSION
AYES: Sloan, Freye, Jones and Wallin ABSTENTION: Jackson
REQUEST I (AMENDMENT OF ZONING APPROVALS) APPROVAL
PLANNING APPROVAL
The quality, design and architecture proffered by the applicant in this case
provide for a convenient, attractive and harmonious community
comparable in quality to that of the surrounding community.
TRANSPORTATION APPROVAL
improvements.
STAFF
REQUEST II (EXCEPTION TO PUBLIC SEWER)
PLANNING AND UTILITIES DENIAL
No topographic or capacity limitation prevents connection
Failure to incrementally extend the public utility system adversely
affects area public utility service and achievement of highest and
best land use suggested by Plan
217SN0592-2017AUG23-BOS-RPT
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that Matoaca Elementary School
be revitalized or replaced. Site selection for a new Matoaca Elementary
School is currently in progress. Post 2020, the tƌğƓ also recommends
SCHOOLS
revitalization or replacement of Matoaca East and Matoaca West Middle
School, 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.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Ettrick-Matoaca library should be
LIBRARIES expanded/replaced or a new facility constructed in the general vicinity at
or near current site. Land for expansion or replacement of this facility or
new facility has not been acquired.
PARKS AND The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one Regional Park, of
RECREATION approximately 175 acres, for a total of 175 acres nearest this location. Land
for this park has not been acquired.
No topographic or capacity limitation prevents connection
Incremental extension of public utilities insures service to area
PLANNING &
properties identified on the Plan for development at densities that
UTILITIES
necessitate use of public systems
(EXCEPTION TO
Relief to connection will likely encourage other future developments
SEWER)
to seek similar exceptions, resulting in land uses inconsistent with the
Plan.
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COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The applicant has committed to a maximum development of 274 lots (Proffered Condition VI).
Based on those numbers of lots and applying trip generation rates for a single-family dwelling,
development could generate approximately 2,655 average daily trips. Traffic generated by
development of the property will be distributed to Graves Road.
Graves Road is a collector road with a recommended right of way width of 70 feet, as identified
on the CoGraves 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 Graves Road was 800 vehicles per day (Level of Service
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 16, which encompasses a large area in the southern part of
the County, south of River Road, Hickory Road, Matoaca Road, and Woodpecker 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.
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 As such, if the applicant
of a cash proffer, $9,400 per dwelling unit for improvements to the road network would be
appropriate. Mitigating the traffic impact of the proposed development could be valued at
$2,575,600 ($9,400 x 274 lots).
The applicant has proffered to widen/improve the south side of Hickory Road to provide a
twelve (12) foot-wide travel lane, as measured from the centerline of the road, with an
additional four (4) foot-wide paved shoulder plus a four (4) foot-wide unpaved shoulder and
overlaying the full width of the road with one and a half (1.5) inch of compacted bituminous
417SN0592-2017AUG23-BOS-RPT
asphalt concrete from a point beginning at the intersection of Graves Road and Hickory Road
and extending southeast for a distance of 2,894 feet. The road improvements have been
estimated to be valued at approximately $2,576,098 and are proffered to be completed prior to
the recordation of more than a cumulative total of 50 residential lots or dwelling units or one
(1) year from the date of recordation of the initial subdivision plat, whichever occurs first. In
order to construct the proffered improvement-
of way. It should be noted, however, that the actual cost to provide these improvements could
be more or less than this amount.
Area roads need to be improved to address safety and accommodate the increase in traffic
generated by this development. Graves Road, River Road and Church Road will be impacted by
development of the property. As development continues, traffic volumes on area roads will
substantially increase. Cash proffers alone will not cover the cost of the improvements needed
to accommodate the traffic increases. Currently, there are no planned public road
improvement projects in this part of the county, except for the Matoaca Road/Hickory Road
Intersection Improvement Project.
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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 rural response zone for which Fire & EMS has a
goal of responding to at least 90% of the calls for service in under twelve (12) minutes. Fire and
EMS is currently unable to meet that goal.
Nearby Fire/EMS Facilities
The Phillips Fire Station, Company Number 13
The Ettrick-Matoaca Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of .23296 calls per dwelling, it is estimated that this development will
generate 64 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 FY2018 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 FY2018.
Anticipated School Impacts
Elementary Middle High Total (1)
Anticipated Student Yield by 58 30 44 132
School Type
Schools Currently Serving AreaMatoaca Matoaca Matoaca
Current Enrollment 399 930 1756
Building Capacity (2) 650 1875 1975
(3)
Functional Capacity 462 1267 1913
Enrollment Percent of Total 86% 73% 92%
Functional Capacity
Total Number of Trailers 2 3 5
Number of Classroom Trailers 0 3 5
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)
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that Matoaca Elementary School be revitalized or
replaced. Site selection for a new Matoaca Elementary School is currently in progress. Post
2020, the tƌğƓ also recommends revitalization or replacement of Matoaca East and Matoaca
West Middle School, 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.
717SN0592-2017AUG23-BOS-RPT
CASE HISTORY
Applicant Submittals
9/06/16 Application submitted
3/23 & Application amended
5/17/17
6/9, 6/16, Textual Statement and amended proffered conditions submitted
6/26. 7/5,
7/6 &
7/14/17
7/19/17 Amended proffered conditions submitted.
Community Meetings
12/7/16 Issues Discussed:
Concerns with area roads
Nash/Beach Road congestion (discussed proposed extension of
o
Nash Road across Beach Road to Route 10 with possible traffic
signal)
Sandy Ford to Lewis Road and Route 10 congestion
o
Graves Road major impacts with development; turn lanes
o
proposed
Support for investment in road improvements for immediate
o
area
Public water and sewer
Concerns with area water table for home use/fire prevention
o
(use of public water required)
Maintenance of existing private systems in area no obligation
o
to connect to public systems with this development
Generally agreed a second community meeting would be needed.
6/12/17 Issues Discussed:
No increase in density above existing zoning
Consideration for dedication of 100 acres for public use; if so, deletion of
cash proffer payment proposed
Exception to mandatory sewer requested for eastern portion of property
(@ 36 acres)
Architecture similar to that of the Highlands subdivision
No access to Eanes Road; 2 accesses planned to Graves Road
Buffer along rights-of-way
Community concerns expressed relative to:
Fire protection (use of public water required)
o
Traffic on area roads
o
817SN0592-2017AUG23-BOS-RPT
Planning Commission
7/18/17 Citizen Comments:
No citizens spoke to this request.
Commission Discussion:
Dr. Wallin noted
Two community meetings held to discuss the request
Current case offers quality architecture and design with no increase in
permitted density. Better development than as currently conditioned.
Supports amendment of zoning (Request I), but cannot support
exception to public sewer (Request II).
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.
Recommendations
Request I (Amendment of Zoning Approval) APPROVAL AND ACCEPTANCE
OF THE PROFFERED CONDITIONS IN ATTACHMENT 1
Request II (Exception to Public Sewer) DENIAL
Motion: Wallin Second: Jones
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.
917SN0592-2017AUG23-BOS-RPT
ATTACHMENT 1
PROFFERED CONDITIONS
August 19, 2017
Note: The proffered conditions were modified after the Planning Commissions consideration
of this request. The Planning Commission recommended approval of the conditions without
the modifications identified below. Staff recommends acceptance of the proffered conditions,
including modifications to I.A. and VI. as noted as MODIFIED below.
The 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 known as Chesterfield County Tax
Identification Numbers 760-618-9862, 761-617-5745, 762-616-3473, 762-618-7458,
763-616-9147, 764-617-4550, 766-616-8203, 766-618-4335, 767-617-2600, 767-617-
8276, 767-619-5626, 767-619-7931, 768-617-9663, 768-619-0903, 769-616-5571, 769-
617-2708, 769-617-7874, 769-617-9607, 769-618-9478, and 770-617-
only if, the request submitted herewith is granted with only those conditions agreed to
by the Applicant. In the event this request is denied or approved with conditions not
agreed to by the Applicant, the proffer shall immediately be null and void and of no
further force or effect.
I. Road Improvements and Right-of-Way Dedication. The
Applicant/Developer/Subdivider shall be responsible for the following road
improvements and right-of-way dedication:
A.Widening/improving the south side of Hickory Road to provide a
twelve (12) foot-wide travel lane, as measured from the
centerline of the road, with an additional four (4) foot-wide paved
shoulder plus a four (4) foot-wide unpaved shoulder and
overlaying the full width of the road with one and a half (1.5) inch
of compacted bituminous asphalt concrete with any modifications
approved by the Transportation Department from a point
beginning at the intersection of Graves Road and Hickory Road
and extending southeast for a distance of 2,705 linear feet. Said
widening/improvement shall be completed, as determined by the
Transportation Department prior to the recordation of more than
a cumulative total of fifty (50) residential lots or dwelling units or
one (1) year from the date of recordation of the initial subdivision
plat whichever occurs first. The amount of any bond required in
connection with this condition shall be for the estimated
construction costs of the aforementioned road improvements.
(MODIFIED) A. Widening/improving the south side of Hickory Road to provide a
twelve (12) foot-wide travel lane, as measured from the
centerline of the road, with an additional four (4) foot-wide paved
shoulder plus a four (4) foot-wide unpaved shoulder and
overlaying the full width of the road with one and a half (1.5) inch
1017SN0592-2017AUG23-BOS-RPT
of compacted bituminous asphalt concrete with any modifications
approved by the Transportation Department from a point
beginning at the intersection of Graves Road and Hickory Road
and extending southeast for a distance of 2,705 2,894 linear feet.
Said widening/improvement shall be completed, as determined
by the Transportation Department prior to the recordation of
more than a cumulative total of fifty (50) residential lots or
dwelling units or one (1) year from the date of recordation of the
initial subdivision plat whichever occurs first. The amount of any
bond required in connection with this condition shall be for the
estimated construction costs of the aforementioned road
improvements.
B. In conjunction with recordation of the initial subdivision
plat or within sixty (60) days from a written request by the Transportation
Department, whichever occurs first, dedication to Chesterfield County,
free and unrestricted, of any additional right-of-way (or easements)
required for the improvements identified above. (T)
II. Architectural Design Standards. The Property shall be developed in
accordance with the following Architectural/Design Elements, which are considered
minimum standards.
A. Style and Form:
1. Architectural Styles. The Architectural styles shall use
forms and elements compatible with those in the Highlands Subdivision
in Chesterfield County, Virginia.
2. Variation in Front Elevations. The following restrictions
are designed to maximize architectural variety of the houses.
a. The same front elevation may not be located adjacent to,
directly across from, or diagonally across the street from each other on
the same street.
b. Variation in the front elevation to address the paragraph above
may not be achieved by simply mirroring the façade but may be
accomplished by providing at least three (3) of the following architectural
changes:
(a) adding or removing a porch or covered entry or increasing or
decreasing the length of the porch or entry
(b) varying the location and/or style of a front facing gable(s)
(c) alternating the location of the garage
1117SN0592-2017AUG23-BOS-RPT
(d) providing different materials and/or siding types on at least
50% of the elevation
(e) providing a different roof type/roof line.
B. Exterior Facades. At least 50% (5 in 10) dwelling units constructed
shall have brick, stone or masonry fronts that cover a minimum of 20% of the
façade. Other acceptable siding materials shall include stucco, synthetic stucco
(E.I.F.S.), or 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 .044 inches. Synthetic Stucco (E.I.F.S.) siding
shall be finished in a smooth, sand or level texture, no rough textures are
permitted.
C. Foundations. All foundations shall be constructed entirely of brick or
stone.
D. Roofs.
1. Varied Roof Line. Varied roof designs and materials shall be
used on facades of dwellings that face a street. Minimum roof
pitch shall be 8/12.
2. Roof Materials. Roofing material shall be dimensional
architectural shingles with a minimum 30-year warranty. All
flashing shall be copper or pre-finished aluminum (bronze or
black).
E. Porches and Stoops.
1. Front Porches and Stoops. All front entry stoops and front porches
shall be constructed with a continuous masonry foundation wall.
Individual porches and stoops shall be one-story in height, or taller if the
porch/stoop is architecturally compatible with the dwelling it serves.
Extended front porches shall be a minimum of 5 feet deep. Handrails and
railings shall be finished painted wood or metal railing with vertical
pickets or swan balusters. Pickets shall be supported on top and bottom
rails that span between columns. Columns supporting roofs of porches
and stoops on street facing facades, shall be masonry piers, tapered
round (Tuscan or Doric) column, or square box columns a minimum of 8
inches square as appropriate to the character of the unit. All front steps
shall be masonry to match the foundation.
2. Rear Porches. All rear porches shall be constructed on masonry or
stone piers with lattice screening spanning between columns. Handrails
and railings shall be finished painted wood or metal railing with vertical
pickets or swan balusters.
F. Fireplaces, Chimneys and Flues.
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1. Chimneys. Sided chimneys are permitted on roof planes or
facades and must have masonry foundations. Cantilevered
chimneys are not permitted. The width and depth of chimneys
shall be appropriately sized in proportion to the size and height of
the dwelling unit. For gas fireplaces, metal flues may be used on
the roof.
2. Direct Vent Fireplaces: Direct vent gas fireplace boxes which
protrude beyond the exterior plane of the dwelling unit, are not
permitted on front facades. All the exterior materials and finishes
used to enclose the fireplace box must match the adjacent facade.
(P)
III. Front walks/Driveways.
A. Private Driveways. All private driveways serving residential uses shall
be hardscaped (which hardscaping may be constructed of brushed
concrete or asphalt). Private driveways shall not require curb and gutter.
B. Front Walks. Front walks shall be provided to each dwelling unit.
Front walks shall be hardscaped (which hardscaping may be constructed
of brushed concrete or asphalt). Front walks shall be a minimum of 3 feet
wide. (P)
IV. Front Loaded Attached Garages. No front loaded garages shall be
permitted on the principal dwelling unit. (P)
V. Landscaping and Yards.
A. Sod and Irrigation. All front yards shall be sodded and irrigated,
with the exception of any lots requiring primary drain field locations in the front
yard.
B. Front Foundation Planting Bed: 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 4 feet wide from the
dwelling unit foundation. Planting beds shall be defined with a trenched edge or
suitable landscape edging material. Planting beds shall include medium shrubs
spaced a maximum of four feet apart. Unit corners shall be visually softened
with vertical accent shrubs (4-5 feet in height) or small evergreen trees (6-8 feet
in height) at the time of planting. (P)
VI. Density. The number of dwelling units shall not exceed 256. (P)
(MODIFIED) VI. Density. The number of dwelling units shall not exceed 256 274. (P)
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CASE NUMBER: 17SN0592
APPLICANT: Hickory Estate, LLC
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
AND RECOMMENDATION
Board of Supervisors Public Hearing:
AUGUST 23, 2017
Board of Supervisors Time Remaining:
365 DAYS
KERRY HUTCHERSON (804-748-3600)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
713.5 Acres 9353 Graves Road
REQUESTS
Request I - Amendment of zoning approvals (Cases 07SN0342 and 08SN0108) to amend cash
proffers in a Residential (R-88) District. Specifically, the applicant proposes to delete Proffered
Conditions 3 of Cases 07SN0342 and 08SN0108 relative to cash proffer payments.
Request II - Exception to the utility ordinance for required connection to the public sewer system
for a portion of the development.
Notes:
A.The only condition that may be imposed for Request I is a buffer condition. The property owner may
proffer conditions.
B.Conditions may be imposed for Request II.
C.Proffered conditions and approved zoning conditions are located in Attachment 1, 4 and 5. Conditions and
Textual Statement associated with Request II are located in Attachments 2 and 3.
SUMMARY
A single-family residential subdivision is planned. Residential stock farm use (keeping of horses) is
permitted on up to 100 acres, including riding trails. With the existing zoning approvals, it was
anticipated that 256 dwelling units could be developed on the property. Proffered Condition VI of
this current request would limit the development to a maximum of 256 dwelling units, all of which
would all be impacted by this request.
The current cash proffer amount is $21,504 per dwelling unit. The current total potential value of
the approved cash proffer equates to $5,505,024. The applicant is proposing to provide offsite
road improvements to Hickory Road, valued at $2,407,860, in lieu of a cash proffer payment. To
provide a more like comparison of the value of the proposed improvements versus total value of
the outstanding cash proffers, staff has converted the string of projected, future payments into
current dollars. Therefore, the potential calculated total of $5,505,024 is valued at $4,228,803 in
current dollars.
Providing a FIRST CHOICE community through excellence in public service
SUMMARY (CONTINUED)
The applicant proposes to serve the development with public water and individual septic systems.
A portion of the property (approximately 36 acres) is located within a mandatory wastewater
area, necessitating an exception to public wastewater use.
Existing zoning conditions and those proffered with this case provide design and architectural
standards (summarized on pages 6 and 7) that are comparable in quality to that of the existing
area development.
RECOMMENDATIONS
REQUEST I (AMENDMENT OF ZONING APPROVALS) APPROVAL
PLANNING
REQUEST II (EXCEPTION TO PUBLIC SEWER) DENIAL
COMMISSION
AYES: Sloan, Freye, Jones and Wallin ABSTENTION: Jackson
REQUEST I (AMENDMENT OF ZONING APPROVALS) APPROVAL
AYES: Sloan, Freye, Jones and Walling
PLANNING APPROVAL
The quality, design and architecture proffered by the applicant in this case
provide for a convenient, attractive and harmonious community
comparable in quality to that of the surrounding community.
TRANSPORTATION APPROVAL
STAFF
improvements.
REQUEST II (EXCEPTION TO PUBLIC SEWER)
PLANNING AND UTILITIES DENIAL
No topographic or capacity limitation prevents connection
Failure to incrementally extend the public utility system adversely
affects area public utility service and achievement of highest and
best land use suggested by Plan
217SN0592-2017AUG23-BOS-RPT
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that Matoaca Elementary School
be revitalized or replaced. Site selection for a new Matoaca Elementary
School is currently in progress. Post 2020, the tƌğƓ also recommends
SCHOOLS
revitalization or replacement of Matoaca East and Matoaca West Middle
School, 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.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Ettrick-Matoaca library should be
LIBRARIES expanded/replaced or a new facility constructed in the general vicinity at
or near current site. Land for expansion or replacement of this facility or
new facility has not been acquired.
PARKS AND The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one Regional Park, of
RECREATION approximately 175 acres, for a total of 175 acres nearest this location. Land
for this park has not been acquired.
No topographic or capacity limitation prevents connection
Incremental extension of public utilities insures service to area
PLANNING &
properties identified on the Plan for development at densities that
UTILITIES
necessitate use of public systems
(EXCEPTION TO
Relief to connection will likely encourage other future developments
SEWER)
to seek similar exceptions, resulting in land uses inconsistent with the
Plan.
317SN0592-2017AUG23-BOS-RPT
417SN0592-2017AUG23-BOS-RPT
TABLE A
REQUEST PROPERTIES
Tax Identification Number Address
760-618-9862 9353 GRAVES RD
761-617-5745 9326 RIVER RD
762-616-3473 19210 EANES RD
762-618-7458 9115 GRAVES RD
763-616-9147 19014 EANES RD
764-617-4550 19006 EANES RD
766-616-8203 19311 EANES RD
766-618-4335 18401 EANES RD
767-617-2600 18901 EANES RD
767-617-8276 18411 EANES RD
767-619-5626 8351 GRAVES RD
767-619-7931 8321 GRAVES RD
768-617-9663 19528 CHURCH RD
768-619-0903 8309 GRAVES RD
769-616-5571 19520 CHURCH RD
769-617-2708 19526 CHURCH RD
769-617-7874 19530 CHURCH RD
769-617-9607 19524 CHURCH RD
769-618-9478 19234 CHURCH RD
770-617-2262 19246 CHURCH RD
517SN0592-2017AUG23-BOS-RPT
Comprehensive Plan
Classification: RESIDENTIAL AGRICULTURAL AND SUBURBAN RESIDENTIAL II
The Residential Agricultural designation suggests the property is appropriate for agricultural and
residential uses. Subdivision densities should not exceed a maximum of 0.5 dwelling units per acre.
The Suburban Residential II designation suggests residential densities of 2 to 4 dwelling units per acre.
Surrounding Land Uses and Development
Single-family uses
Graves Rd
Grayson Estates
subdivision
Single-
family
uses
River Rd
Single-family
uses
White Fawn
subdivision
617SN0592-2017AUG23-BOS-RPT
PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Residential (R-88) of 689.9 acres plus conditional use to permit
keeping of horses on a portion (100 acres) of the development.
07SN0342*
Estimated development would yield 248 dwelling units
Approved
Cash proffer of $15,600 per dwelling unit (currently escalated to $21,504) to
(7/2007)
address impacts on schools, roads, parks, libraries and fire stations
Option to address transportation impact with road improvements
Rezoning to Residential (R-88) of 23.9 acres, being property contiguous to that
included in Case 07SN0342.
08SN0108*
Estimated development would yield 8 dwelling units
Approved
Cash proffer of $15,600 per dwelling unit (currently escalated to $21,504) to
(10/2007)
address impacts on schools, roads, parks, libraries and fire stations
Option to address transportation impact with road improvements
Ϋ The staff report for these cases analyzed the impact of the proposed development on public
fac
Proposal
A single family residential development containing a maximum of 254 dwelling units is proposed,
all of which would be impacted by this request.
Design Requirements of Cases 07SN0342 and 08SN0108
No design standards were offered as part of these cases.
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.
717SN0592-2017AUG23-BOS-RPT
The following provides an overview of additional design requirements offered as part of this
request (Attachment 1 Proffered Condition):
Architecture
Architectural compatibility with the Highlands subdivision
o
Varied front elevations located side-by-side, directly and diagonally across street
o
Variety of siding materials
o
50% of units with brick or stone
For units with brick or stone, minimum 20% material coverage
Foundations of brick or stone; masonry foundations for chimneys
o
Front porch/stoop and rear porch treatment, if provided
o
No front-loaded garages
o
Landscaping/Lot Design
Sodded front yards, unless occupied by septic drainfield
o
Foundation plantings
o
Hardscaped drives and front walkways, to include use of asphalt
o
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions of this request include quality design and architectural elements that are
comparable in quality to that of the surrounding community.
Exception to Mandatory Wastewater Connection
While the majority of the property lies within an area that permits individual septic systems,
approximately 36 acres of the development is located within a mandatory wastewater connection
area, as identified in the Utilities map (page 14). An exception to Section 18-60 of the County Code
is requested to permit future lots within this 36 acres to be served by individual septic systems.
This exception must be evaluated by the Directors of Utilities and Planning, the Planning
Commission, and subsequently by the Board of Supervisors, and is based upon the following
criteria:
Would the use of private systems encourage future area development inconsistent with
the Comprehensive Plan; and
Would the ability to extend the public system to other property be adversely affected.
The Comprehensive Plan suggests these 36 acres as appropriate for residential development
densities of two (2) to four (4) dwelling units per acre, consistent with other area properties to
the east (reference Comprehensive Plan map, page 6). This delineation between land use
densities in the Plan is based upon the ability to sewer these eastern properties, as reviewed in
the Utilities section of this report. While sewer is approximately 16,000 feet east of the request
property, the Plan anticipates the incremental extension of public utilities to serve properties
designated for these suburban residential densities. Relief to public wastewater use for
development on the periphery of this future utility service would potentially impact achieving
the suburban residential development densities anticipated by the Plan. Rather than timing
development with future utility extensions, area development seeking similar relief to
wastewater connections will likely result. As such, the Planning Department does not support
an exception to the use of the public sewer system.
817SN0592-2017AUG23-BOS-RPT
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
The applicant has committed to a maximum development of 256 lots (Proffered Condition VI).
Based on those numbers of lots and applying trip generation rates for a single-family dwelling,
development could generate approximately 2,494 average daily trips. Traffic generated by
development of the property will be distributed to Graves Road.
Graves Road is a collector road with a recommended right of way width of 70 feet, as identified
-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 Graves Road was 800 vehicles per day (Level of Service
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 16, which encompasses a large area in the southern part of
the County, south of River Road, Hickory Road, Matoaca Road, and Woodpecker 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.
917SN0592-2017AUG23-BOS-RPT
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 As such, if the applicant
of a cash proffer, $9,400 per dwelling unit for improvements to the road network would be
appropriate. Mitigating the traffic impact of the proposed development could be valued at
$2,406,400 ($9,400 x 256 lots).
The applicant has proffered to widen/improve the south side of Hickory Road to provide a
twelve (12) foot-wide travel lane, as measured from the centerline of the road, with an
additional four (4) foot-wide paved shoulder plus a four (4) foot-wide unpaved shoulder and
overlaying the full width of the road with one and a half (1.5) inch of compacted bituminous
asphalt concrete from a point beginning at the intersection of Graves Road and Hickory Road
and extending southeast for a distance of 2,705 feet. The road improvements have been
estimated to be valued at approximately $2,407,860 and are proffered to be completed prior to
the recordation of more than a cumulative total of 50 residential lots or dwelling units or one
(1) year from the date of recordation of the initial subdivision plat, whichever occurs first. In
order to const-
of way. It should be noted, however, that the actual cost to provide these improvements could
be more or less than this amount.
Area roads need to be improved to address safety and accommodate the increase in traffic
generated by this development. Graves Road, River Road and Church Road will be impacted by
development of the property. As development continues, traffic volumes on area roads will
substantially increase. Cash proffers alone will not cover the cost of the improvements needed
to accommodate the traffic increases. Currently, there are no planned public road
improvement projects in this part of the county, except for the Matoaca Road/Hickory Road
Intersection Improvement Project.
1017SN0592-2017AUG23-BOS-RPT
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
To date, no comments have been received.
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.
1117SN0592-2017AUG23-BOS-RPT
Response Times
The proposed development is located in the rural response zone for which Fire & EMS has a
goal of responding to at least 90% of the calls for service in under twelve (12) minutes. Fire and
EMS is currently unable to meet that goal.
Nearby Fire/EMS Facilities
The Phillips Fire Station, Company Number 13
The Ettrick-Matoaca Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of .23296 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.
1217SN0592-2017AUG23-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 Total
Capacity Trailers Enrollment
School Type Serving Area Functional
Capacity
Elementary 54 Matoaca 462 2 399 86
Middle 28 Matoaca 1267 3 930 73
High 41 Matoaca 1913 5 1756 92
Total \[1\] 123
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit.
\[1\]
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that Matoaca Elementary School be revitalized or
replaced. Site selection for a new Matoaca Elementary School is currently in progress. Post
2020, the tƌğƓ also recommends revitalization or replacement of Matoaca East and Matoaca
West Middle School, 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.
1317SN0592-2017AUG23-BOS-RPT
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
Ettrick Library
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Ettrick-Matoaca library should be expanded/replaced or a
20,000 square foot new facility shall be constructed in the general vicinity at or near current
site. Land for expansion or replacement of this facility or new 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 Facilities \[within 3 mile radius\]
Appomattox River Canoe Launch
John J. Radcliffe Conservation Area
Matoaca Park
2 Middle School Athletic Areas
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one Regional Park, of approximately 175 acres, for
a total of 175 acres nearest this location. Land for this park 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 tƌğƓ and connections from these routes
and existing pedestrian/bicycle facilities to adjacent developments. The tƌğƓ recommends no
tƌğƓ recommends a route to the west and
south of the property, along River Road.
The applicant is encouraged to consider a pedestrian/bicycle system within the development and
connection of pedestrian/bicycle facilities to adjacent subdivisions, where feasible, and is
compatible with the planned development.
1417SN0592-2017AUG23-BOS-RPT
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
Existing Water and Wastewater Systems
Currently Size of Closest Existing Connection Required by County
Utility Type
Serviced? Lines? Code?
Water No Yes
Wastewater No Yes (for 4 of the 20 parcels)
Additional Utility Comments:
The property is currently zoned R-88 with a requirement to use public water per zoning case
07SN0342 and all 20 of the parcels included in this case are located within the mandatory water
use area for residential subdivision development. Four of the 20 parcels are also located within
the mandatory wastewater use area for residential subdivision development (Reference Utilities
map on the following page).
Water is not immediately available and would require offsite extension of waterlines to serve the
development. This development is located within two different pressure zones and will require
waterline extensions from two different locations. An extension from the at the
intersection of River Road and Graves Road would serve the portion of the project that is located
within the Graves Road Pressure Zone.
Sandy Ford Road and Hickory Road would serve the portion of the project located within the
Courthouse Pressure Zone. Appropriate interconnections and infrastructure would be needed at
locations within the project.
Wastewater is not immediately available and would require offsite extension of a wastewater
trunk line located between Halloway Avenue and Wells Street approximately 16,200 linear feet
southeast from this site.
16,200 linear feet that includes design, easement acquisition and construction, is approximately
$3,000,000.00. The Utilities Department 2013 Water and Wastewater Facilities Plan indicates that
in order to accommodate surrounding future development. The developer of this proposed
project would be eligible for oversizing refunds for constructing the larger sized wastewater lines.
The applicant is requesting an exception to connect to public wastewater for the four parcels
within the development that are located within the mandatory use area. Since these four parcels
are located within the mandatory wastewater use area for residential subdivision development
required by County Code and there is not a topographic or capacity limitation to prevent these
parcels from being connected through an offsite extension, the Utilities Department does not
support this exception.
Should the Commission determine it is appropriate to grant the exception, wastewater easements
should be provided to facilitate future utility extensions to serve this property and properties
beyond this development. (Condition 2)
1517SN0592-2017AUG23-BOS-RPT
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
This request will not impact these facilities.
1617SN0592-2017AUG23-BOS-RPT
CASE HISTORY
Applicant Submittals
9/06/16 Application submitted
3/23 & Application amended
5/17/17
6/9, 6/16, Textual Statement and amended proffered conditions submitted
6/26. 7/5,
7/6 &
7/14/17
Community Meetings
12/7/16 Issues Discussed:
Concerns with area roads
Nash/Beach Road congestion (discussed proposed extension of
o
Nash Road across Beach Road to Route 10 with possible traffic
signal)
Sandy Ford to Lewis Road and Route 10 congestion
o
Graves Road major impacts with development; turn lanes
o
proposed
Support for investment in road improvements for immediate
o
area
Public water and sewer
Concerns with area water table for home use/fire prevention
o
(use of public water required)
Maintenance of existing private systems in area no obligation
o
to connect to public systems with this development
Generally agreed a second community meeting would be needed.
6/12/17 Issues Discussed:
No increase in density above existing zoning
Consideration for dedication of 100 acres for public use; if so, deletion of
cash proffer payment proposed
Exception to mandatory sewer requested for eastern portion of property
(@ 36 acres)
Architecture similar to that of the Highlands subdivision
No access to Eanes Road; 2 accesses planned to Graves Road
Buffer along rights-of-way
Community concerns expressed relative to:
Fire protection (use of public water required)
o
Traffic on area roads
o
1717SN0592-2017AUG23-BOS-RPT
Planning Commission
7/18/17 Citizen Comments:
No citizens spoke to this request.
Commission Discussion:
Dr. Wallin noted
Two community meetings held to discuss the request
Current case offers quality architecture and design with no increase in
permitted density. Better development than as currently conditioned.
Supports amendment of zoning (Request I), but cannot support
exception to public sewer (Request II).
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.
Recommendations
Request I (Amendment of Zoning Approval) APPROVAL AND ACCEPTANCE
OF THE PROFFERED CONDITIONS IN ATTACHMENT 1
Request II (Exception to Public Sewer) DENIAL
Motion: Wallin Second: Jones
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.
1817SN0592-2017AUG23-BOS-RPT
ATTACHMENT 1
PROFFERED CONDITIONS
July 14, 2017
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the applicant.
The 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 known as Chesterfield County Tax
Identification Numbers 760-618-9862, 761-617-5745, 762-616-3473, 762-618-7458,
763-616-9147, 764-617-4550, 766-616-8203, 766-618-4335, 767-617-2600, 767-617-
8276, 767-619-5626, 767-619-7931, 768-617-9663, 768-619-0903, 769-616-5571, 769-
617-2708, 769-617-7874, 769-617-9607, 769-618-9478, and 770-617-
only if, the request submitted herewith is granted with only those conditions agreed to
by the Applicant. In the event this request is denied or approved with conditions not
agreed to by the Applicant, the proffer shall immediately be null and void and of no
further force or effect.
I. Road Improvements and Right-of-Way Dedication. The
Applicant/Developer/Subdivider shall be responsible for the following road
improvements and right-of-way dedication:
A. Widening/improving the south side of Hickory Road to
provide a twelve (12) foot-wide travel lane, as measured from the
centerline of the road, with an additional four (4) foot-wide paved
shoulder plus a four (4) foot-wide unpaved shoulder and overlaying the
full width of the road with one and a half (1.5) inch of compacted
bituminous asphalt concrete with any modifications approved by the
Transportation Department from a point beginning at the intersection of
Graves Road and Hickory Road and extending southeast for a distance of
2,705 linear feet. Said widening/improvement shall be completed, as
determined by the Transportation Department prior to the recordation of
more than a cumulative total of fifty (50) residential lots or dwelling units
or one (1) year from the date of recordation of the initial subdivision plat
whichever occurs first. The amount of any bond required in connection
with this condition shall be for the estimated construction costs of the
aforementioned road improvements.
B. In conjunction with recordation of the initial subdivision
plat or within sixty (60) days from a written request by the Transportation
Department, whichever occurs first, dedication to Chesterfield County,
free and unrestricted, of any additional right-of-way (or easements)
required for the improvements identified above. (T)
1917SN0592-2017AUG23-BOS-RPT
II. Architectural Design Standards. The Property shall be developed in
accordance with the following Architectural/Design Elements, which are considered
minimum standards.
A. Style and Form:
1. Architectural Styles. The Architectural styles shall use
forms and elements compatible with those in the Highlands Subdivision
in Chesterfield County, Virginia.
2. Variation in Front Elevations. The following restrictions
are designed to maximize architectural variety of the houses.
a. The same front elevation may not be located adjacent to,
directly across from, or diagonally across the street from each other on
the same street.
b. Variation in the front elevation to address the paragraph above
may not be achieved by simply mirroring the façade but may be
accomplished by providing at least three (3) of the following architectural
changes:
(a) adding or removing a porch or covered entry or increasing or
decreasing the length of the porch or entry
(b) varying the location and/or style of a front facing gable(s)
(c) alternating the location of the garage
(d) providing different materials and/or siding types on at least
50% of the elevation
(e) providing a different roof type/roof line.
B. Exterior Facades. At least 50% (5 in 10) dwelling units constructed
shall have brick, stone or masonry fronts that cover a minimum of 20% of the
façade. Other acceptable siding materials shall include stucco, synthetic stucco
(E.I.F.S.), or 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 .044 inches. Synthetic Stucco (E.I.F.S.) siding
shall be finished in a smooth, sand or level texture, no rough textures are
permitted.
C. Foundations. All foundations shall be constructed entirely of brick or
stone.
2017SN0592-2017AUG23-BOS-RPT
D. Roofs.
1. Varied Roof Line. Varied roof designs and materials shall be
used on facades of dwellings that face a street. Minimum roof
pitch shall be 8/12.
2. Roof Materials. Roofing material shall be dimensional
architectural shingles with a minimum 30-year warranty. All
flashing shall be copper or pre-finished aluminum (bronze or
black).
E. Porches and Stoops.
1. Front Porches and Stoops. All front entry stoops and front porches
shall be constructed with a continuous masonry foundation wall.
Individual porches and stoops shall be one-story in height, or taller if the
porch/stoop is architecturally compatible with the dwelling it serves.
Extended front porches shall be a minimum of 5 feet deep. Handrails and
railings shall be finished painted wood or metal railing with vertical
pickets or swan balusters. Pickets shall be supported on top and bottom
rails that span between columns. Columns supporting roofs of porches
and stoops on street facing facades, shall be masonry piers, tapered
round (Tuscan or Doric) column, or square box columns a minimum of 8
inches square as appropriate to the character of the unit. All front steps
shall be masonry to match the foundation.
2. Rear Porches. All rear porches shall be constructed on masonry or
stone piers with lattice screening spanning between columns. Handrails
and railings shall be finished painted wood or metal railing with vertical
pickets or swan balusters.
F. Fireplaces, Chimneys and Flues.
1. Chimneys. Sided chimneys are permitted on roof planes or
facades and must have masonry foundations. Cantilevered
chimneys are not permitted. The width and depth of chimneys
shall be appropriately sized in proportion to the size and height of
the dwelling unit. For gas fireplaces, metal flues may be used on
the roof.
2. Direct Vent Fireplaces: Direct vent gas fireplace boxes which
protrude beyond the exterior plane of the dwelling unit, are not
permitted on front facades. All the exterior materials and finishes
used to enclose the fireplace box must match the adjacent facade.
(P)
2117SN0592-2017AUG23-BOS-RPT
III. Front walks/Driveways.
A. Private Driveways. All private driveways serving residential uses shall
be hardscaped (which hardscaping may be constructed of brushed
concrete or asphalt). Private driveways shall not require curb and gutter.
B. Front Walks. Front walks shall be provided to each dwelling unit.
Front walks shall be hardscaped (which hardscaping may be constructed
of brushed concrete or asphalt). Front walks shall be a minimum of 3 feet
wide. (P)
IV. Front Loaded Attached Garages. No front loaded garages shall be
permitted on the principal dwelling unit. (P)
V. Landscaping and Yards.
A. Sod and Irrigation. All front yards shall be sodded and irrigated,
with the exception of any lots requiring primary drain field locations in the front
yard.
B. Front Foundation Planting Bed: 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 4 feet wide from the
dwelling unit foundation. Planting beds shall be defined with a trenched edge or
suitable landscape edging material. Planting beds shall include medium shrubs
spaced a maximum of four feet apart. Unit corners shall be visually softened
with vertical accent shrubs (4-5 feet in height) or small evergreen trees (6-8 feet
in height) at the time of planting. (P)
VI. Density. The number of dwelling units shall not exceed 256. (P)
2217SN0592-2017AUG23-BOS-RPT
ATTACHMENT 2
CONDITIONS (EXCEPTION TO PUBLIC SEWER)
1.Textual Statement. An exception to the use of public sewer as identified in the Textual
Statement dated May 25, 2017 shall be approved. (P & U)
2.Wastewater Easements. In conjunction with the preliminary plat approval of
subdivision, permanent and temporary construction wastewater easements shall be
dedicated on the property for future extensions to serve this property and others
beyond this development. The location of the easements shall be where deemed
appropriate by mutual agreement of the developer and the Department of Utilities. (U)
ATTACHMENT 3
TEXTUAL STATEMENT (EXCEPTION TO PUBLIC SEWER)
Textual Statement
17SN0592
Hickory Estate, LLC
May 25, 2017
RE: Application made by Hickory Estates, LLC pertaining to the property known as Chesterfield
County Tax Identification Numbers 760-618-9862, 761-617-5745, 762-616-3473, 762-618-7458,
763-616-9147, 764-617-4550, 766-616-8203, 766-618-4335, 767-617-2600, 767-617-8276, 767-
619-5626, 767-619-7931, 768-617-9663, 768-619-0903, 769-616-5571, 769-617-2708, 769-617-
7874, 769-617-9607, 769-618-9478, and 770-617-
07SN0342 and case 08SN0108 to delete cash proffers with a CUPD for exceptions County Code
and Zoning Ordinance requirements, as provided hereinbelow, and as provided in the Proffers
for case 17SN0592.
1. Sewer Exception. There shall be no requirement for connecting to public sewer
applicable to those portions of the Property identified as Chesterfield County Tax Identification
Numbers 769-616-5571, 769-617-2708, 769-617-9607, and 770-617-2262.
2317SN0592-2017AUG23-BOS-RPT
ATTACHMENT 4
APPROVED CONDITIONS (07SN0342)
2417SN0592-2017AUG23-BOS-RPT
2517SN0592-2017AUG23-BOS-RPT
2617SN0592-2017AUG23-BOS-RPT
2717SN0592-2017AUG23-BOS-RPT
ATTACHMENT 5
APPROVED CONDITIONS (08SN0108)
2817SN0592-2017AUG23-BOS-RPT
2917SN0592-2017AUG23-BOS-RPT
3017SN0592-2017AUG23-BOS-RPT