17SN0816
CASE NUMBER: 17SN0816
APPLICANTS: WIC Pocoshock Company, LLC and StyleCraft Homes
CHESTERFIELD COUNTY, VIRGINIA
MIDLOTHIAN AND CLOVER HILL
DISTRICTS
AND RECOMMENDATION
Board of Supervisors Hearing:
OCTOBER 25, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant Agent:
MARK KRONENTHAL (804-441-8603)
s Contact:
33.5 Acres 7681 Elkhardt Road
RICHARD KUHN (804-627-0000)
Planning Department Case Manager:
DREW NOXON (804-796-7122)
REQUEST
Amendment of zoning approval (Case 16SN0581) to amend cash proffers in a Residential
Townhouse (R-TH) District. Specifically, the amendment is proposed to delete Proffered Condition
6 relative to 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, approved conditions, Textual Statement and Exhibits are located in
Attachments 1 - 5.
SUMMARY
An age-restricted townhouse community (Townes at Notting Place) is under development.
Existing zoning permits a maximum of 128 dwelling units, all of which are impacted by this
request.
The current cash proffer amount is $11,152 per dwelling unit. The current total potential value of
the approved cash proffer equates to $1,427,456. With this request, the applicant is proposing to
eliminate the cash proffer payment as the property is located within an area identified for
revitalization.
Existing zoning conditions and those proffered with this case provide design and architectural
standards (summarized on pages 6 and 7) that are elevated in quality to that of the surrounding
community.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
APPROVAL
PLANNING
COMMISSION
PLANNING APPROVAL
The quality, design and architecture required by existing zoning
conditions and offered by the applicant in this case provide for a
convenient, attractive and harmonious community elevated in quality
STAFF
to that of the surrounding community.
TRANSPORTATION APPROVAL
Located within a revitalization area. Under the Road Cash Proffer Policy,
no road cash proffer will be accepted
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SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that A.M. Davis Elementary School
SCHOOLS be revitalized or replaced. A budget has not been developed for the
acquisition of land or for construction of this facility.
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Comprehensive Plan (Eastern Midlothian Plan)
Classification: RESIDENTIAL
The designation suggests the property is appropriate for residential uses with 2.51 to 4 dwelling units
per acre.
Surrounding Land Uses and Development
Ruthers Rd
Single-family
residential uses
Elkhardt Rd
Chevelle Dr
Single-family
Dulles Dr
residential uses
-Amber Heights
Single-family
Turner Rd
residential uses
Pocoshock
-Surreywood
Blvd
North
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PLANNING
Staff Contact: Drew Noxon (804-796-7122) noxona@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Residential Townhouse (R-TH) plus conditional use planned
development to permit exceptions to ordinance requirements and waiver to
street connectivity requirements.
16SN0581
Proffered conditions limited development to 128 dwelling units
Approved
Cash proffer of $11,152 per dwelling unit (currently escalated to $11,152)
(8/2016)
The staff report for Case 16SN0581 analyzed the impact of the proposed
impact.
Design Requirements of Case 16SN0581
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 2):
Community Design
Conceptual Plan consistent with Exhibit A
o
Common area to include pedestrian scale amenities, such as, but not limited to:
o
decorative paving units, pavilion, gazebo, decorative pedestrian-style lighting,
benches, landscaped areas, plantings, plazas; gathering areas, water feature, walking
trails, garden area and other pedestrian elements
Buffers within recorded open space
o
Wood shadow-box or picket fence shall be installed within the buffer along Pocoshock
o
Blvd.
Street trees on both sides of streets
o
Sidewalks along both sides of streets, trails and crosswalks
o
Restrictive covenants (County ensures recordation, but no enforcement)
o
Stormwater BMP basin designed with hard surface sidewalk, path or trail around it
o
Lot or Yard Design
Driveways paved with asphalt or concrete
o
All front, side and corner side yards sodded and irrigated
o
Dwelling Design
Building elevations and architectural treatment consistent with Exhibit B
o
Minimum dwelling size (gross floor area) of 1,850 square feet
o
Exterior building materials of brick, stone, hardiplank or vinyl siding; vinyl siding shall
o
have a minimum wall thickness of 0.044 and shall not be dutch lap in style
Covered stoops or porches for all front entry doors
o
Foundation treatment of brick or stone
o
30-year architectural/dimension roof shingles
o
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Exposed portions of chimneys or fireplaces shall be brick or stone; no chimneys or gas
o
vents shall be cantilevered
Minimum of one-car garage for all units
o
Garage doors on any two adjacent units shall not be identical
o
Buildings located side-by-side shall not have identical design elements
o
No two (2) adjacent or directly facing buildings shall have identical color schemes
o
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 Conditions 2 - 5):
Shared-s frontage on Elkhardt Road
Front walks consisting of concrete
Perimeter landscaping consistent with approved landscape plan
Front foundation planting beds
Screening of mechanical equipment
As suggested by the Comprehensive Plan goals and Zoning Ordinance, the proffered conditions
of this current request along with those approved with Case 16SN0581 include quality design
and architectural elements that are elevated in quality to that of the surrounding community.
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COMMUNITY ENHANCEMENT
Staff Contact: Carl Schlaudt (804-318-8674) schlaudtc@chesterfield.gov
The project site is located in a revitalization area, consistent with the criteria-based approach of
Road Cash Proffer Policy Section B.5 (as amended by the Board of Supervisors on April 26,
2017).
The Department of Community Enhancement supports development in revitalization areas that
represents a substantial improvement above current area conditions. On balance, this proposal
(as reflected in proffers dated 9/12/17), represents a substantial improvement above
conditions of older residential development in the vicinity of Elkhardt Road and Pocoshock
Boulevard.
Specifically, this project would be a substantial improvement in terms of: common recreational
area, paved driveways, foundation planting beds, front porches, garages, average house size,
HVAC screening, roof materials, sidewalks, siding materials, and street trees.
The project would be generally equivalent to surrounding development in terms of:
architectural variation, foundation treatment, front walks, landscaping other than foundation
planting beds, and roof form.
The project would be generally less equivalent to surrounding development in terms of yard
trees (not specified).
The Department of Community Enhancement supports the proposal as proffered.
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
m.
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COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The property could be developed for 128 age-restricted units. Based on that number of units
and applying trip generation rates for a senior housing-detached dwelling unit, development
could generate approximately 485 average daily trips. Traffic generated by development of the
property will initially be distributed along Pocoshock Boulevard to Elkhardt Road and Hull Street
Road.
Elkhardt Road is a two-ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ as a
collector with a recommended right of way width of 70 feet. 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 Elkhardt Road east of Pocoshock Boulevard was 3,950
Hull Street Road is identified on the Count
recommended right of way width of 120 to 200 feet. This section of Hull Street Road is a six-
lane divided road. In 2015, the traffic count on Hull Street Road between Courthouse Road and
Walmsley Boulevard 4
Section 19.1-231 of the County Code outlines the general requirements to meet the needs of
the traffic generated by a proposed development, including acceptable levels of service. This
proposed residential development would contribute to an identifiable need for transportation
improvements. The applicant has not offered to provide any mitigating road improvements.
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. The Policy allows the
county to consider mitigating circumstances about a proposed development. In this case, the
residential development is limited to age-restricted townhouse units,which generate
approximately 46% of the traffic of single-family dwelling unit. Because of this, the traffic
impact of the proposed development could be addressed with $4,324 (46% of $9,400) per unit.
According to the Office of Revitalization, the property is located within a revitalization area.
Under the Road Cash Proffer Policy, no road cash proffer will be accepted for development in
these areas.
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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 Buford Fire Station, Company Number 9
The Forest View Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.34244 calls per dwelling, it is estimated that this development will
generate 44 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 0 0 0 0
School Type
Schools Currently Serving Area Davis Providence Monacan
Current Enrollment 658 852 1428
2016-17
(2)
Building Capacity 850 1425 2100
School Year
Functional Capacity (3) 724
978 2005
Data
Enrollment Percent of Total 91% 87% 71%
Functional Capacity
Total Number of Trailers 9 0 0
Number of Classroom Trailers 7 0 0
Notes: Based upon average number of students per townhome dwelling unit countywide at 0.41 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 the revitalization or replacement of Providence Middle
School, and that revitalization project is currently in construction. The Plan also recommends
that Monacan High School be revitalized or replaced, and that revitalization project is complete.
Post 2020 it is suggested that A.M. Davis Elementary School be revitalized or replaced, 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 tƌğƓ.
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Additional Schools Comments
After review of this request for 128 age-restricted townhome dwelling units, the proposed
rezoning case may have minimal impact on school facilities. Recent research on the actual student
yield from age-restricted housing reported in April 2016 revealed that there was a small yield (four
elementary students out of the total school population) from all age-managed dwelling units. It is
possible however, that over time this case combined with other proposed residential
developments and other zoning cases in the area will continue to push schools to their capacity
and therefore impact the capacity of facilities division-wide.
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
tion as a
resource for information and materials, and now serves as a community gathering place for
educational, cultural and informational services; community support during emergencies;
economic development; and revitalization activities.
Nearby Libraries
LaPrade
North Courthouse
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)
Stratton Park
Rockwood Park
Manchester Middle School Complex
Providence Middle School Complex
2 Middle School Athletic Areas
3 Elementary School Athletic Areas
Public Facilities Plan
The Public Facilities Plan identifies the need for two Community Parks, of approximately 90 acres
each, for a total of 180 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
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and existing pedestrian/bicycle facilities to adjacent developments. The Plan recommends a route
to the east and north of the property, along Starlight and Turner Roads. The applicant has
addresses these recommendations of the Plan.
The applicant is encouraged to consider a pedestrian/bicycle system within the development and
connection of pedestrian/bicycle facilities to the Plan route and adjacent subdivisions, where
feasible, and is compatible with the planned development.
RECOMMENDATION
The applicant has proffered pedestrian/bicycle facilities along Elkhart Road per the
recommendations of the Bikeway and Trails Plan.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Proffered Condition 5 of Case 16SN0581 was offered to address downstream drainage impacts,
and will not be affected with this amendment.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
5/9/17 Application submitted
5/1/17, Proffered conditions submitted
9/5/17
&
9/12/17
Planning Commission
9/19/17 Citizen 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
(September 12, 2017)
Note: The following proffered conditions are recommended by both the Planning Commission
and Staff.
The Owner-Applicant in this zoning 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 successor
be developed as
set forth below; however, in the event the request is denied or approved with conditions not
agreed to by the Owner-Applicant, these proffers shall be immediately null and void and of no
further force or effect.
1. Proffered Condition 6 of Case 16SN0581 shall be deleted. All other conditions of Case
16SN0581 shall remain in force and effect.
The following shall be added as additional proffers.
2.Shared -Use Path. A ten (10) foot wide paved shared use path shall be provided along
Elkhardt Road for the entire property frontage. Such shared use path may be located
with ordinance requirements. The existing utility easement on the southeast side of
Elkhardt Road may be used for such shared use path subject to approval of a license
agreement consistent with Department of Utilities policy. (P, P&R)
3.Foundation and Perimeter Landscaping.
a.Front Foundation Planting Beds. Foundation planting is required along the entire
front façade of all dwelling units, and shall extend along all sides facing a street.
Foundation planting beds shall be a minimum of three (3) feet wide from the
unit foundation. Planting beds shall include medium shrubs spaced a maximum
of four (4) feet apart. Unit corners shall be visually softened with vertical accent
-
b.Perimeter Landscaping. Perimeter landscaping shall be consistent with the
Balzer, dated June 22, 2017, and approved by the Planning Department on June
29, 2017. (P)
4.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)
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5.Front Walks. A minimum of a three (3) foot wide concrete front walk shall be provided
to the front entrance of each dwelling unit, to connect to drives, parking areas,
sidewalks, or streets. (P)
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ATTACHMENT 2
APPROVED CONDITIONS (16SN0581)
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ATTACHMENT 3
APPROVED TEXTUAL STATEMENT (16SN0581)
June 30, 2016
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ATTACHMENT 4
EXHIBIT A, CONCEPTUAL PLAN (16SN0581)
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ATTACHMENT 5
EXHIBIT B, CONCEPTUAL BUILDING ELEVATIONS (16SN0581)
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