17SN0515
CASE NUMBER: 17SN0515
APPLICANTS: Douglas and Susan Sowers
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing: OCTOBER 25, 2017
Board of Supervisors Time Remaining:365 DAYS
Applicants’ Agent:
KERRY HUTCHERSON
(804-748-3600 EXT. 306)
Applicants’ Contact:
DOUGLAS SOWERS
(804-794-6836)
Planning Department Case Manager:
98.7 Acres – 13460 Hensley Road
RYAN RAMSEY (804-768-7592)
REQUESTS
Request I: Amendment of conditional use planned development (Case 03SN0307) to amendcash
proffers in a Residential (R-12) District. Specifically, the applicant proposes to delete Proffered
Condition 3 relative to a cash proffer payment.
Request II: Amendment of conditional use planned development (Case 03SN0307) relative to
setbacks. Specifically, the applicant proposes to provide a uniform seven and one-half (7.5) foot
side yard setback for cluster homes in the development.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions, including the modified conditions offered by the applicant since the Planning
Commission hearing, are located in Attachment 1.
C.Approved Proffered Conditions and Textual Statement of Case 03SN0307 are located in Attachments 2 and
3. The applicant’s analysis of road impacts is located in Attachment 4.
SUMMARY
A residential subdivision composed of cluster and traditional single-family homes (Collington East)
is planned. County records indicate there are 217 units remaining to be constructed, on which a
cash proffer could be collected, in the amount of $15,393 per dwelling unit or $8,233 for any
senior housing. Currently, the total potential value of the approved cash proffer equates to
$3,340,281, based on upon $15,393 per dwelling unit. With this request, the applicant is
proposing to provide offsite road improvements along Spring Run Road, valued at $3,562,600, in
lieu of a cash proffer payment. In order 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 $3.3 million is valued at $2.5 million in current dollars.
Existing zoning conditions, and those proffered with this request, provide design and architectural
standards (summarized on pages 5 and 6) compatible in quality to the surrounding community.
Providing a FIRST CHOICE communitythrough excellence in public service
RECOMMENDATIONS
APPROVAL
PLANNING
COMMISSION
REQUEST I (Cash Proffer Amendment)
PLANNING AND TRANSPORTATION – APPROVAL
Quality design and architecture required by existing zoning conditions
and proffered in this request provide for a convenient, attractive, and
harmonious community compatible in quality to that of the surrounding
STAFFcommunity.
Development’s traffic impact will be addressed by providing road
improvements.
REQUEST II (Cluster Side Yard Setback Amendment)
PLANNING – APPROVAL
Modification to side yard setback will maintain adequate separation.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The Public Facilities Plan suggests the Clover Hill Library should be
expanded, replaced or a new facility shall be constructed in the general
LIBRARIES
vicinity at or near current site. Land for expansion or replacement of this
facility or new facility is being acquired.
The Public Facilities Plan identifies theneed for one (1) Regional Park of 200
acres, nearest this location. Land for this park has not been acquired.
PARKS AND
The applicant has not offered to address provision of pedestrian/bikeway
RECREATION
route along Spring Run Road, as recommended in the Bikeways and Trails
Chapter of the Comprehensive Plan.
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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 dwellings
units per acre.
Surrounding Land Uses and Development
Single-family Uses
Spring Run
Elementary
School
Spring Run
Road
Springford
Parkway
Single-family Uses
(Collington Subdivision)
Hensley
Road
Single-family Uses
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PLANNING
Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Residential (R-12) with Conditional Use Planned Development to
permit a mixture of residential uses.Proffered Conditions included a cash proffer
of $9,000 per dwelling unit to address the development’s impacts. The cash
03SN0307 proffer has been escalated by the Marshall and Swift Building Cost Index to the
Approved current amount is $15,393. In addition, senior housing units have a cash
(3/2004)proffer of $4,815 per dwelling unit; escalated by the Marshall and Swift Building
Cost Index to $8,233. (Condition 3)
This staff report for Case 03SN0307 analyzed the impact of the proposed
development on public facilities and the applicant’s offer to mitigate that impact.
Proposal
A mixture of residential uses, including single family, condominium and cluster homes, is
proposed. A maximum of 217 dwelling units (2.2 dwelling units per acre) are permitted with the
approved zoning. No increase in density for the project is proposed.
Design Requirements of Case 03SN0307
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 2):
Single-family homes
Minimum house sizes
o
Restrictive covenants (not enforceable by the County)
o
Condominium homes
architectural design standards
o
community sidewalks
o
unit landscaping
o
garage orientation
o
street trees and
o
required recreational amenities
o
Cluster
architectural design standards
o
community sidewalks
o
paved driveways
o
unit landscaping
o
garage orientation
o
street trees and
o
required recreational amenities
o
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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 applicant has proffered the following design and architectural requirements for the
development (Attachment 1 - Proffered Condition 4):
Architectural styles compatible to homes constructed in Collington subdivision
Varied architectural style for dwellings located side-by-side or directly across a street
Varied rooflines on street facing facades; 30-year architectural/dimensional roof
shingles
Limitation on single-story homes
Brick, stone, or stucco foundation treatment
Chimney and gas vent exterior treatments
Incorporation of brick or stone (20% exclusive of openings, trim, gables) on 5 of 10 units
Variety of siding materials to include vinyl with minimum thickness of 0.44 inches
Front and rear porch treatments, if provided
Sodded and irrigated front yards and front foundation planting beds
Hardscaped driveways (to include asphalt) and front walks
As suggested by Comprehensive Plan goals and zoning ordinance, the proffered conditions of
this current request along with those approved with Case 03SN0307 include design and
architectural elements compatible in quality to the surrounding community.
Side Yard Setbacks for Cluster Homes
Cluster homes are single-family detached dwellings located on lots between 6,000 and 11,999
square feet. Setbacks on these lots have been reduced to accommodate larger homes on smaller
lots. The side yard setback for these lots was approved with a five (5) foot setback on side property
line. The opposite side yard setback on the same lot is required to be a minimum of ten (10) feet.
In addition, every group of three (3) adjacent dwellings fronting on the same street are required to
have a minimum setback of twenty (20) feet between two (2) of the dwellings.
This request would modify the side yard setback for cluster homes by provided a uniform seven
and one-half (7.5) foot setback from each side property line. This modification maintains the
aggregate side yard setback provided in the original zoning case (fifteen (15) feet per lot), but
provides the desired flexibility to remove the restriction that two dwellings be at least twenty (20)
feet from one another. Adequate separation between cluster homes will be maintained under the
request.
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Amended Proffered Condition: Front Walks & Driveways
On January 23, 2017, subsequent to the Planning Commission’s consideration of this request,
the applicant submitted an amendment to Proffered Condition 4 (Architectural Design
Standards). Specifically, as originally presented, Proffered Condition 4.G. (Front
Walks/Driveways) required that all private driveways and front walks servings dwellings be
hardscaped. Hardscaping refers to the use of decorative concrete, concrete pavers, or other
similar designed material, but does not include asphalt. As amended, private driveways could
be concrete or asphalt and front walks would be concrete (4.G.l. and 4.G.ll.). Planning finds
that these amended materials are consistent with those used for front walks and driveways
within the surrounding community.
Planning continues to recommend approval of these requests with the acceptance of the
proffered conditions, as modified in Attachment 1.
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
A preliminary subdivision plat (Collington East) has been approved for the property, which
depicts 217 lots. Based on that number of lots and applying trip generation rates for a single-
family dwelling, development could generate approximately 2,142 average daily trips. Traffic
generated by development of the property is anticipated to be initially distributedalong
Springford Parkway and Spring Run Road, and also Bailey Bridge Road.
Springford Parkway is a two-lane road. It was constructed in conjunction with adjacent
residential development.
Spring Run Road is a major arterial with a recommended right of way width of 90 feet, as
identified on the County’s Thoroughfare Plan. Spring Run 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 addition, there are fixed objects (trees) adjacent to the edge of the
pavement and poor vertical and horizontal alignments on Spring Run, such that there is a safety
concern with the potential increase in accidents from additional traffic on it. In 2015, the traffic
count on Spring Run Road west of Springford Parkway was 9,230 (Level of Service “E”).
Bailey Bridge Road is also identified on the County’s Thoroughfare Plan as a major arterial with
a recommended right of way width of 90 feet. Bailey 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 Bailey Bridge Road north of Spring Run Road
was 5,865 (Level of Service “D”).
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
717SN0515-2017OCT25-BOS-RPT
proposed residential development would contribute to an identifiable need for transportation
improvements.
The property is within Traffic Shed 12, which encompasses a large area in the south-central part
of the County. Like Spring Run, many other 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.
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 reconstruct 2,000 feet of Spring Run Road (Proffered Condition
1). The applicant has provided information (see attached) regarding the total impact of the
proposed development under the Road Cash Proffer methodology ($2,039,800) compared to
cost of reconstructing Spring Run Road ($3,562,600). Staff agrees with the developer’s
evaluation. It should be noted, however, that the actual cost to provide these improvements
could be more or less than this amount.
Proffered Condition 1.B states that the improvements to Spring Run Road would be completed
prior to recordation of more than 50 dwelling units or 1 year from the date of recordation of
the initial subdivision plat, whichever occurs first. Because of the extensive road improvements
to Spring Run Road that are proffered and are necessary to improve the safety of the road, Staff
supports the applicant’s proffer to improve the safety and capacity of Spring Run and
applicant’s proposed phasing of the improvements.
A right of way dedication proffer has been offered for the improvements identified above. The
proffer states that in the event the developer is unable to acquire any “off-site” right of way,
the developer may request that the county acquire such right of way as a public road
improvement. All costs associated with the acquisition of the right of way will be borne by the
developer. In the event the county chooses not to assist the developer in acquisition of the off-
site right of way, the developer shall be relieved of the obligation to acquire the off-site right of
way and shall provide the road improvements within available right of way. (Proffered
Condition 1.C)
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BUDGET & MANAGEMENT
Staff Contact: Natalie Spillman (804-318-8767) spillmann@chesterfield.gov
County finance staff is responsible for managing the finances of the County and making
recommendations to the County Administrator regarding the allocation of available resources for
the provision of services and capital facilities to serve the citizens of the County. Finance staff will
advise the County Administrator if changed economic circumstances require adjustments to the
County’s budget or capital improvement program.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The proposed request will not impact these facilities.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
Located within the Lower Swift Creek Watershed
Property drains northeast to an existing culvert under Spring Run Road, then through
tributaries to an approximate nine-acrelake in Camp Holly Dell, which discharges to
tributaries through Clover Hill Farms to Swift Creek
Drainage
The area draining to the existing culvert under Spring Run Road has experienced high
water levels during large storm events due to the existing inadequate culvert
The proposed amendment does not amend Proffered Condition 1 from Case 03SN0307,
which adequately addresses impacts to the existing downstream culvert
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FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (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 Facility
Beach Road Fire Station Number 19
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.108 calls per dwelling, it is estimated that this development will
generate 33 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 communitiesby 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 voterapproved 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
ElementaryMiddleHigh Total (1)
Anticipated Student Yield by 45 24 35 104
School Type
Schools Currently Serving AreaSpring RunBailey Bridge Manchester
Current Enrollment 912 1397 1983
(2)
Building Capacity 1025 1875 2675
2016-17
Functional Capacity (3)924 1455 2344
School Year
Enrollment Percent of Total 99%96%85%
Data
Functional Capacity
Total Number of Trailers 2 05
Number of Classroom Trailers 1 05
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
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 Library
Clover Hill Library
Public Facilities Plan
The Public Facilities Plan suggests the Clover Hill library should be expanded, replaced or a new
facility shall be constructed in the general vicinity at or near current site. Land for expansion or
replacement of this facility or new facility is being acquired.
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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
Old Clover Hill HS Athletic Complex
Woodlake Athletic Complex
3 Elementary School Athletic Areas
1 Middle School Athletic Area
2 High School Athletic Area
Public Facilities Plan
The Public Facilities Plan identifies the need for one Regional Park of 200 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 Plan and connections from these routes
and existing pedestrian/bicycle facilities to adjacent developments. The plan recommends a route
along Spring Run Road, the northern boundary of the applicant’s project. The applicant has not
offered to address the impacts on pedestrian/bicycle facilities.
The applicant is also encouraged to consider a pedestrian/bicycle system within the development
and connection to the Spring Run Plan route and the Adjacent Spring Run Elementary School.
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CASE HISTORY
Applicant Submittals
8/4/16 Application submitted
12/19/16 Revised application submitted
1/9, 1/11, Revised proffered conditions were submitted
1/12, 1/13,
& 1/23/17
Community Meetings
11/17/16 Issues Discussed:
Constructed and planned road improvements to service Collington &
Collington East developments
Density permitted in the approved zoning case will be maintained
Location of cluster homes in Collington East
Provide adequate spacing provided between cluster homes
Impact of reduced cash proffers on home values in community and impact
on countywide services
12/13/16 Issues Discussed:
Existing and worsening traffic congestion on local roads
Phasing of remaining road improvements for Collington developments
Need for a stop light at Bailey Bridge Road, Springford Parkway and Spring
Run Road
General location of cluster lots and problems with existing side yard
setbacks requirement
Existing and planned recreational amenities for Collington developments
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Planning Commission
1/17/17Citizen Comments:
One citizen spoke to this request noting concerns relative to pedestrian safety
along Spring Run Road, impacts of road widening on area properties, and
incompatibility of reduced cluster setbacks with larger neighboring properties.
Commission Discussion:
Two community meetings held to discuss proposal
Conditions of this case offer improvements to Spring Run Road and
increased side yard setbacks for dwellings located on cluster lots
Transportation Department’s evaluation supports the value of these
improvements in addressing Road Cash Proffer Policy
Quality development standards offered improve upon original case.
Recommendation - APPROVAL AND ACCEPTANCE OF THE
PROFFERED CONDITIONS IN ATTACHMENT 1
Motion: Wallin Second: Sloan
AYES: Sloan, Jackson, Freye, Jones andWallin
Board of Supervisors
2/22/17Action –DEFERRED TO APRIL 26, 2017 ON THE BOARD’S OWN MOTION WITH
APPLICANT’S CONSENT.
4/26/17Action – DEFERRED TO JUNE 28, 2017 ON THE BOARD’S OWN MOTION WITH
APPLICANT’S CONSENT.
6/28/17Action – DEFERRED TO AUGUST 23, 2017 ON THE BOARD’S OWN MOTION
WITH APPLICANT’S CONSENT.
8/23/17Action – DEFERRED TO OCTOBER 25, 2017 ON THE BOARD’S OWN MOTION
WITH APPLICANT’S CONSENT.
The Board of Supervisors on Wednesday, October 25, 2017, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
Note:
With the exception of G.I and G.II, both the Planning Commission and staff recommend
acceptance of the following proffered conditions as offered by the applicant.
G.I and G.II were amended subsequent to the Commission’s consideration of this
request. The original proffer, as recommended by the Commission, is noted as “CPC”.
The amended proffer, as supported by staff, is noted as “MODIFIED”.
17SN0515
Douglas Sowers
January 23, 2017
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 themselves and their
successors or assigns, proffer that the property known as Chesterfield County Tax
Identification Number 730-663-3520 (“the Property”) under consideration will be used
according to the following proffer(s) if, and 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 owner and Applicant, the
proffer shall immediately be null and void and of no further force or effect.
The Applicant hereby amends Zoning Case 03SN0307 by modifying Section B.2(e) of the Textual
Statement, dated May 16, 2003 and amended January 23, 2004, as related to side yards for
cluster homes to read as follows:
1.“Side Yards. The side yards for principal structures shall be located no less than seven
and one-half (7.5) feet from any side property line. Accessory structures shall have no
side yard setback.” (P)
In addition to the foregoing amendment of Zoning Case 03SN0307, Applicant hereby proffers
the following conditions:
2.Road Improvements. The Developer/Subdivider/Assignee shall provide the following
improvements to Spring Run Road:
A.Rebuilding Spring Run Road to provide twenty-four (24) foot wide pavement,
with an additional four (4) foot wide paved shoulder plus a four (4) foot wide
unpaved shoulder (on each side of the road) with modifications approved by the
Transportation Department from a point beginning approximately 500 feet east
of Bailey Bridge Road eastward for a distance of approximately 2,000 feet. The
exact length and design of this improvement shall be approved by the
Transportation Department.
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B.The aforementioned road improvements shall be completed as determined by
the Transportation Department prior to the recordation of more than a
cumulative total of fifty 50 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.
C.In the event the Developer/Subdivider/Assignee is unable to acquire any “off-
site” right-of-way that is necessary for these improvements, the
Developer/Subdivider/Assignee may request, in writing, that the County acquire
such right-of-way as a public road improvement. All costs associated with the
acquisition of the right-of-way shall be borne by the
Developer/Subdivider/Assignee. In the event the County chooses not to assist
the developer in acquisition of the “off-site” right-of-way, the
Developer/Subdivider/Assignee shall be relieved of the obligation to acquire the
“off-site” right-of-way and shall provide the road improvements within available
right-of-way as determined by the Transportation Department. (T)
3.Dedication. The Developer/Subdivider/Assignee shall provide the following right-of-way
dedications:
A.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 and for the benefit of, Chesterfield County, free and
unrestricted, of any additional right-of-way (or easements) required for the
improvement identified above in Proffered Condition 1.
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 thirty-
five (35) feet of right-of-way along the south side of Spring Run Road, measured
from the centerline of that part of Spring Run Road immediately adjacent to the
Property. (T)
4.Architectural Design Standards. All dwelling units, other than condominiums or cluster
homes, developed on the Property shall be subject to the following architectural design
standards:
A.Style and Form.
I.The architectural styles shall use forms and elements compatible with those
in the Collington subdivision in Chesterfield County, Virginia. The same
architectural style of dwelling unit frontal elevations shall not be located on
either side of or directly across from each other, but this requirement shall
not prevent a dwelling unit from having the same frontal elevations as a
dwelling unit located diagonally across from said dwelling unit.
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II.The main body of each dwelling unit shall be a minimum of thirty (30) feet in
width. No single story home shall be located on either side of or directly
across from another single story home, but this requirement shall not
prevent a single story home from being located diagonally across from
another single story home.
B.Exterior Facades.
I.Façade Materials. 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
(which façade shall exclude gables, windows, trim, and doors). 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. Exterior facades shall include, at a minimum, 1 X 6 rake and
fascia boards.
II.Shutters. Except in the case of dwellings that utilize Craftsman architectural
styles and forms, front windows shall include panel shutters.
III.Color. Elements of exterior facades (which include cladding, trim, and doors)
shall include a minimum of three (3) colors, except a minimum of two (2)
colors shall be included if the cladding is white.
C.Foundations. All foundations shall be constructed entirely of brick or stone.
Synthetic or natural stucco foundations may be permitted for facades
constructed entirely of stucco.
D.Roofs.
I.Varied Roof Line. Varied roof designs and materials shall be used on facades
of dwellings that face a street. Minimum roof pitch shall be 7/12, and there
shall be a minimum roof overhang of twelve (12) inches.
II.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, Stoops and Decks.
I.Front Porches. Individual porches and porticos shall be one-story in height.
Extended front porches shall be a minimum of 5’ deep. Handrails and
railings, when required by building code, 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, porticos and covered stoops on street facing
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facades, shall be masonry piers, tapered round (Tuscan or Doric) column, or
square box columns a minimum of 6” square as appropriate to the character
of the unit. All front steps shall be masonry to match the foundation.
Wooden front porches shall include painted pickets, a painted band, and
painted lattice underneath such porches.
II.Rear Porches. All rear porches visible from public rights of way shall have
lattice screening spanning between columns. Handrails and railings, when
required by building code, shall be finished painted wood or metal railing
with vertical pickets or swan balusters.
F.Fireplaces, Chimneys and Flues.
I.Chimneys. Chimney chases shall be constructed of brick or stone. The width
and depth of chimneys shall be appropriately sized in proportion to the size
and height of the unit.
II.Direct Vent Fireplaces: Direct vent gas fireplace boxes which protrude
beyond the exterior plane of the unit, are not permitted on front facades. All
the exterior materials and finishes used to enclose the fireplace box must
match the adjacent facade.
G.Front walks/Driveways.
All private driveways serving residential uses shall be hardscaped. Private
(CPC) I.
driveways shall not require curb and gutter.
(MODIFIED)l.
All private driveways serving residential uses shall be constructed of either
concrete or asphalt. Private driveways shall not require curb and gutter.
(CPC) II.
Front walks shall be provided to each dwelling unit. Front walks shall be
hardscaped. Front walks shall be a minimum of 3’ wide.
(MODIFIED) ll.
Front walks shall be provided to each dwelling unit. Front walks shall be
constructed of concrete. Front walks shall be a minimum of 3’ wide.
III.One (1) lamp post shall be provided to each dwelling unit. The design of such
lamp posts shall be consistent throughout the Property.
IV.
If individual mailbox units are provided for each lot, the design of such
mailboxes shall be consistent throughout the Collington subdivision. Any
provided mailbox unitsshall be painted white at time of initial installation.
Landscaping and Yards. All front yards shall be sodded and irrigated. Foundation
H.
planting beds shall be provided along the front façades of dwelling units.
Foundation planting beds shall be a minimum of four (4) feet wide as measured
from the unit foundation. Planting beds shall be defined with a trenched edge or
suitable landscape edging material. Planting beds shall include medium shrubs
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spaced a maximum of four (4) feet apart. Unit corners shall be visually softened
with vertical accent shrubs (2-4’ in height) or small evergreen trees (5-7’ in
height) at the time of planting. (P)
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ATTACHMENT 2
APPROVED PROFFERED CONDITIONS (03SN0307)
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ATTACHMENT 3
APPROVED TEXTUAL STATEMENT (03SN0307)
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ATTACHMENT 4
APPLICANT’S ANALYSIS OF ROAD IMPACTS
MEMORANDUM
TO: Jesse Smith and Jim Banks, CDOT
FROM: Kerry Hutcherson, Agent for Doug Sowers/Collington Properties, Inc., Applicant
DATE: January 10, 2017
RE: Proposed Road Improvements in lieu of Transportation Cash Proffers for case numbers
17SN0515 and 17SN0522
17SN0515
The Applicant in this case proposes amendment of case number 03SN0307 to delete Proffered
Condition #3 to eliminate cash proffers forthe Property (referred to as Collington East). The
applicant also proposes amendment of case number 03SN0307 to modify Section B.2(e) of the
Textual Statement, dated May 16, 2003 and amended January 23, 2004 so that a 7.5-foot wide
side yard setback shall be established for cluster homes in Collington East.
Case 03SN0307 approved a total of 217 dwelling units, and none of those 217 dwelling units
have been developed as of today. According to the current Chesterfield County Road Cash
Proffer Policy, $9,400/dwelling unit is the maximum cash proffer amount that it will accept.
$9,400 X 217 = $2,039,800.
In order to offset impacts to the transportation network from the development of these 217 lots,
the Applicant is committed to rebuilding 2,000 linear feet (0.379 mile) of two lanes of Spring
Run Road. This two-lane portion of road improvements would begin approximately 500 east of
the intersection of Spring Run Road and Bailey Bridge Road and it extends eastward for a
distance of 2,000 feet. The total value of these proposed road improvements is $3,562,600.
Calculations supporting this figure are as follows:
The value of rebuilding 2,000 linear feet of two lanes of Spring Run Road is $3,562,600
(0.379 X $9,400,000 = $3,562,600).
The total value of these proposed road improvements offsets the recommended transportation
cash proffer amount of $9400/dwelling unit for up to 379 dwelling units, which far exceeds the
number of undeveloped dwelling units permitted by case 03SN0307. Therefore, the Applicant
positsthat the proposed road improvements on Spring Run Road sufficiently address
transportation impacts for up to 379 dwelling units.
17SN0522
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The Applicant in this case proposes amendment of case number 00SN0174 to delete Proffered
Condition #10 to eliminate cash proffers applicable to Collington Subdivision, Sections 6, 12,
15, 16, 17, 18 and 19. The applicant also proposes amendment of case number 00SN0174 to
modify Section B.2(e) of the Textual Statement dated October 18, 2000 so that a 7.5-foot wide
side yard setback shall be established for cluster homes in Collington Section 19.
Case 00SN0174 approved a total of 959 dwelling units. Case 17SN0522 requests deletion of
cash proffers applicable to sections in Collington Subdivision that could yield a maximum 286
dwelling units (these 286 dwelling units are currently undeveloped). According to the current
Chesterfield County Road Cash Proffer Policy, $9,400/dwelling unit is the maximum cash
proffer amount that it will accept. $9,400 X 286 = $2,688,400.
The applicant has constructed two lanes of Springford Parkway for a distance of 2,527 linear feet
(0.479 mile) adjacent to the Collington Subdivision. The value of building this road
1
= $3,535,020). The value of this road
improvement is $2,273,040 (0.479 X $7,380,000
improvement offsets the recommended transportation cash proffer amount of $9400/lot for up to
375 residential units. Therefore, the applicant posits that the road improvement already
completed on Springford Parkway sufficiently addresses transportation impacts for up to 375
dwelling units.
1
This figure is based on the value that VDOT assumes for construction of one mile of a new road with 24’ of
pavement.
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