17SN0815
CASE NUMBER: 17SN0815
APPLICANT: Piney Branch Development Co.
CHESTERFIELD COUNTY, VIRGINIA
BERMUDADISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
OCTOBER 25, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant’s Agent:
ANDREW M. SCHERZER (804-794-0571)
Planning Department Case Manager:
RYAN RAMSEY(804-768-7592)
3.1 Acres – 12501 Chester Grove Drive
REQUEST
Amendment of zoning approval (Case 04SN0109) to amend cash proffers in a Residential (R-12)
District. Specifically, the applicant proposes to amend Proffered Condition 2 relative to a cash
proffer payment.
Notes:
A.The only condition that may be imposed is a buffer condition. The property owner may proffer conditions.
B.Proffered conditions and approved zoning conditions are located in Attachments 1 and 2.
SUMMARY
A single-family residential subdivision (Chester Grove Subdivision) is under development. Existing
zoning permits a maximum of twenty (20) dwelling units in this portion of the development, of
which two (2) lots would be impacted by this request.
The current cash proffer amount is $15,785 per dwelling unit. The current total potential value of
the approved cash proffer equates to $31,750. The applicant has requested to reduce the cash
proffer amount to $9,400 per dwelling unit, equating to total potential value of $18,800.
Proffered conditions with this case provide design and architectural standards (summarized on
pages 5 & 6) that are comparable in quality to that of the surrounding community or existing and
planned area development.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING – APPROVAL
The quality, design and architecture offered by the applicant in this case
provide for a convenient, attractive and harmonious community
STAFFcomparable in quality to that of the surrounding community.
TRANSPORTATION – APPROVAL
The development’s traffic impact will be addressed by providing cash
payments.
SUMMARY OF IDENTIFIED ISSUES
DepartmentIssue
The Public Facilities Plan recommends a new high school in the vicinity of
Branders Bridge, Bradley Bridge and Ironbridge Roads, however at this
SCHOOLS
time a budget has not been developed for the acquisition of land or
construction of this school facility as recommended in the Plan.
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the properties are appropriate for residential use of up to 2.0 to 4.0
dwellings per acre.
Surrounding Land Uses and Development
Chesterfield Community
High School
Carver Heights Drive
Single-family
Residential Uses
Single-family
Residential Uses
(Chester Grove)
Chester Grove Drive
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PLANNING
Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov
Zoning History
Case NumberRequest
Rezone to R-12 containing a maximum of twenty (20) dwelling units.
04SN0109
ApprovedCash proffer of $9,000.00 per dwelling unit (currently escalated to $15,785). The
(11/2003) staff report for this case analyzed the impact of the proposed development on
public facilities and the applicant’s offer to mitigate that impact.
Proposal
Existing zoning permits a maximum of twenty (20)single family dwelling units. A total of two (2)
lots in the Chester GroveSubdivisionwould be impacted by this request.
Design Requirements of Case 04SN0109
Approval of this zoning request did not include conditions addressing community, dwelling or
architectural design elements.
Design
High quality residential development addresses the Comprehensive Plan goals for strong and
sustainable neighborhoods that are visually attractive, well-planned and well-maintained.
Further, the purpose and intent of the zoning ordinance to promote the health, safety,
convenience and general welfare of the public includes the creation of convenient, attractive
and harmonious communities, protection against overcrowding of land, and protection of the
natural environment. As such, developments that promote unique, viable and long lasting
places and enhance the community are encouraged.
The following provides an overview of additional design requirements offered as part of this
request (Attachment 1 – Proffered Condition):
Lot Design
Hardscaped driveways required (except for Tax ID 781-651-9057, which would require
the first 150 feet of driveway to be hardscaped, followed by a gravel treatment)
Concrete front walks for each dwelling unit
Landscaping, including a yard tree, and unit foundation plantings for dwellings
Initial screening of HVAC/generators
Architecture
Building materials and architecture:
Traditional Richmond architecture, compatible to Chester Grove
o
Specified building materials on exterior elevations of dwellings (i.e. minimum of
o
0.042” thickness for vinyl siding)
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30-year architectural/dimensional roof shingles
o
Front porch treatments
o
Garage door treatments
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 existing and planned area development.
BUDGET & MANAGEMENT
Staff Contact: Natalie Spillman (804-318-8767) spillmann@chesterfield.gov
County finance staff is responsible for managing the finances of the County and making
recommendations to the County Administrator regarding the allocation of available resources
for the provision of services and capital facilities to serve the citizens of the County. Finance
staff will advise the County Administrator if changed economic circumstances require
adjustments to the County’s budget or capital improvement program.
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The property could be developed for two (2) lots. Based on those numbers of lots and applying
trip generation rates for a single-family dwelling, development could generate approximately
29 average daily trips. Traffic generated by development of the property will initially be
distributed to Carver Heights Drive and Branders Bridge Road.
Carver Heights Drive is a major arterial with a recommended right of way width of 90 feet, as
identified on the County’s Thoroughfare Plan. Carver Heights Drive 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 Carver Heights Drive was 1,300 vehicles per day
(Level of Service “C”).
Branders 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. Branders 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 Branders Bridge Road was 8,935
vehicles per day (Level of Service “E”).
Section 19.1-231 of the County Code outlines the general requirements to meet the needsof
the traffic generated by a proposed development, including acceptable levels of service. This
proposed residential development would contribute to an identifiable need for transportation
improvements. The applicant has not offered to provide any mitigating road improvements.
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The property is located within Traffic Shed 18, which encompasses the area of the county south
of Route 10, east of Lewis Road, Bradley Bridge Road, and Sandy Ford Road, west of
Harrowgate Road, and north of Hickory Road, Woodpecker Road, and Lakeview Avenue. Several
roads in this traffic shed or which serve this traffic shed are substandard, with little or no
shoulders, fixed objects (trees) adjacent to the edge of the pavement, and poor vertical and
horizontal alignments. The traffic volume generated from this proposed residential
development will contribute to an identifiable need for transportation facility improvements to
these roads in excess of existing transportation facility capacity. Roads in this shed or which
serve this shed need to be improved or widened to address safety and accommodate increased
traffic, including the increased traffic from the proposed development.
An applicant may choose to address the development’s impact on the county’s road
transportation network through dedication of property, construction of road improvements, or
a cash proffer. If an applicant elects to offer cash to address the impact on the county’s road
transportation network, Transportation staff has calculated the average impact of a single-
family dwelling unit on the transportation network to be $12,652; however, the Board of
Supervisors has adopted a policy establishing that it would accept a maximum cash proffer of
$9,400 per dwelling unit as addressing the traffic impacts of residential development, with all of
the funds to be dedicated towards improvements to the road network. As such, if the applicant
chooses to address the development’s impacts on the county’s road network through payment
of a cash proffer, $9,400 per dwelling unit for improvements to the road network would be
appropriate. The traffic impact of the proposed development could be valued at $18,800 (2 x
$9,400).
The applicant has proffered to pay $9,400 per dwelling unit (Proffered Condition 1). Staff
supports the request.
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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 urban response zone for which Fire & EMS has a
goal of responding to at least 90% of the calls for service in under seven (7) minutes. Fire and
EMS is currently unable to meet that goal.
Nearby Fire/EMS Facilities
The Chester Fire Station, Company Number 1
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.27 call per dwelling, it is estimated that this development will
generate one (1) annual calls for Fire/EMS services.
Additional Fire and EMS Comments
When the property is developed, the number of hydrants, quantity of water needed for fire
protection, and access requirements will be evaluated during the plans review process.
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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 onthe 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 1 001
School Type
Schools Currently Serving AreaEcoff Carver Bird
Current Enrollment 767 991 1841
(2)
Building Capacity 1000 1675 2500
2016-17
(3)
Functional Capacity 841 1191 2291
School Year
Enrollment Percent of Total 91%83%80%
Data
Functional Capacity
Total Number of Trailers 2 35
Number of Classroom Trailers 1 15
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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Public Facilities Plan
Post 2020, the Plan recommends a new high school in the vicinity of Branders Bridge, Bradley
Bridge and Ironbridge Roads, however at this time a budget has not been developed for the
acquisition of land or construction of this school facility as recommended in the Plan.
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.The Public Facilities Plan, as part of the
comprehensive plan, indicatesthe following library needs countywide:
Nearby Library
Chester Library
PARKS AND RECREATION
Staff Contact: Stuart Connock(804-751-4484) ConnockS@chesterfield.gov
To date, no comments have been received.
UTILITIES
Staff Contact: Jamie Bland(751-4439) blandj@chesterfield.gov
The proposed request to amend cash proffers will not impact the public water and wastewater
systems. The applicant has proffered connection to water and sewer in Case 04SN0109.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe(804-674-2560) jonathan.phillippe@vdot.virginia.gov
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
5/8/17 Application submitted
Community Meeting
7/11/17Issues Discussed:
Location of proposed homes
Location of driveway entrances on Chester Grove Drive
Planning Commission
9/19/17Citizen Comments:
No citizens spoke to this request.
Recommendation – APPROVAL SUBJECT TO THE PROFFERED CONDITIONS IN
ATTACHMENT 1
Motion: Freye Second: Wallin
AYES: Sloan, Jackson, Freye, Jones and Wallin
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
August 25, 2017
Note: The following proffered conditions are recommended by both the Planning Commission
and Staff.
With the approval of this request, Proffered Condition 2 of Case 04SN0109 shall be amended as
outlined below. All other conditions of Case 04SN0109 shall remain in force and effect.
1.Cash Proffers. For each dwelling unit, the applicant, sub-divider, or assignee(s) shall pay
$9,400 to the County of Chesterfield for road improvements within the service district
for the property. Each payment shall be made prior to the issuance of a building permit
for a dwelling unit unless state law modifies the timing of the payment. Should
Chesterfield County impose impact fees at any time during the life of the development
that are applicable to the property, the amount paid in cash proffers shall be in lieu of or
credited toward, but not be in addition to, any impact fees, in a manner determined by
the County. (B&M)
The Applicant hereby offers the following conditions:
2.Architectural/Design Elements:
a.Driveways/Front Walks
i.Driveways: All portions of driveways and parking areas shall be brushed
concrete, stamped concrete, exposed aggregate concrete, asphalt, or
decorative pavers, provided that the private driveway for Tax ID 781-651-
9057 shall be paved, with any of the aforementioned materials, for the
first 150 feet, starting at Chester Grove Drive, and gravel shall be
permitted for the remaining driveway leading to the house.
ii.Front Walks:A minimum of a 42-inch-wide concrete front walk shall be
provided to the front entrance of each dwelling unit, to connect to drives,
sidewalks or street.
b.Landscaping
i.Front Yard Tree: One (1) tree per lot shall be planted or retained. A tree
shall be planted or retained on both street frontages on corner lots. The
front yard tree shall be a large deciduous tree and have a minimum
caliper of 2.5 inches. Native trees shall be permitted to have a minimum
caliper of 2 inches.
ii.Front Foundation Planting Beds: Foundation planting is required along
the entire front façade of all units, and shall extend along all sides facing
a street. Foundation Planting Beds shall be a minimum of four (4) feet
wide from the unit foundation. Planting beds shall be defined with a
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trenched edge or suitable landscape edging material. Planting beds shall
include medium shrubs and may include spreading groundcovers. Unit
corners shall be visually softened with vertical accent shrubs (4’-5’) or
small evergreen trees (6’-8’) at the time of planting.
c.Architecture and Materials
i.Style and Form: The architectural styles shall be interpretations of
traditional Richmond architecture, using forms and elements compatible
with those in the Chester Grove subdivision such as Georgian, Adam,
Classical Revival Colonial, Greek Revival, Queen Anne, and Craftsman
Styles.
ii.Foundations. All exposed portions of the foundation of each dwelling unit
shall be faced with brick.
iii.Step-down Siding: Stepping the siding down below the first floor shall
only be permitted in circumstances of unique topographical conditions.
Step downs shall be permitted on the side and rear elevations only, with
a maximum of two (2) steps permitted on any elevation, and with a
minimum separation of eight (8) feet between steps. A minimum of 24
inches of exposed brick or stone shall be required, unless a lesser amount
is approved by the Planning Department at time of plans review due to
unique design circumstances.
iv.Exterior Facades:Acceptable siding materials include brick, stone,
masonry, vinyl siding, and approved horizontal lap siding. Horizontal lap
siding may be manufactured from natural wood or cement fiber board or
may be quality vinyl siding with a minimum wall thickness of 0.042
inches. Plywood and metal siding are not permitted.
d.Roof Details.
i.Roofing material shall be dimensional architectural shingles or better
with a minimum 30-year warranty.
ii.All constructed units shall have a minimum twelve (12) inch eave in front
and rear.
e.Porches and Stoops
i.Front Porches: All front entry stoops and front porches shall be
constructed with continuous masonry foundation wall or on 12” x 12”
masonry piers. Extended front porches shall be a minimum of five (5) feet
deep. Space between piers under porches shall be enclosed with framed
lattice panels. Handrails and railings shall be finished painted wood, vinyl
rails or metal rail systems with vertical pickets or swan balusters. Pickets
shall be supported on top and bottom rails that span between columns.
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f.Garages.
i.Front loaded attached garages shall be permitted to extend as far
forward from the front line of the main dwelling as the front line of the
front porch provided that the rooflines of the porch and garage are
contiguous. Where the rooflines are not contiguous, garages shall be
permitted to project a maximum of four (4) feet forward of the front line
of the main dwelling.
ii.Front loaded and corner side loaded garages shall use an upgraded
garage door. An upgraded garage door is any door with a minimum of
two (2) enhanced features. Enhanced features shall include windows,
raised panels, decorative panels, arches, hinge straps or other
architectural features on the exterior that enhance the entry (i.e.
decorative lintels, shed roof overhangs, arches, columns, keystones,
eyebrows, etc.) Flat panel garage doors are prohibited.
g.Heating, Ventilation and Air Conditioning (HVAC) Units and Whole House
Generators.Units shall initially be screened from view of public roads by
landscaping or low maintenance material, as approved by the Planning
Department. (P & BI)
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ATTACHMENT 2
APPROVED CONDITIONS (04SN0109)
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