17SN0827
CASE NUMBER: 17SN0827
APPLICANT: P&B Development LLC
CHESTERFIELD COUNTY, VIRGINIA
BERMUDA DISTRICT
AND RECOMMENDATION
Board of Supervisors Hearing:
OCTOBER 25, 2017
Board of Supervisors Time Remaining:
365 DAYS
ANDREW SCHERZER (804-794-0571)
DON BALZER (804-897-0143)
10 Acres 15805 Branders Bridge Road
Planning Department Case Manager:
DREW NOXON (804-796-7122)
REQUEST
Rezoning from Agricultural (A) to Residential (R-12).
Notes:
A.The only condition that may be imposed is a buffer condition. The property owner may proffer conditions
B.Proffered conditions are located in Attachment 1.
SUMMARY
A single-family residential subdivision with a minimum lot size of 12,000 square feet is planned.
The development will be an expansion of the existing Harrowgate Meadows subdivision.
Proffered conditions limit development density to a maximum of two (2) dwelling units per acre,
yielding 20 units.
Proffered conditions provide design and architectural standards (summarized on page 6) that are
elevated in quality to that of the surrounding community.
RECOMMENDATIONS
APPROVAL
PLANNING
COMMISSION
PLANNING APPROVAL
Complies with Comprehensive Plan
Quality, design, and architecture offered by the applicant provide for a
convenient, attractive, and harmonious community elevated in quality
STAFF
to that of the surrounding community.
TRANSPORTATION APPROVAL
be addressed by providing cash
payments.
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new elementary school in the
vicinity of Ruffin Mill Road, Enon Church Road and Ramblewood Drive, a
new middle school in the vicinity of Chester and West Hundred Roads, and
SCHOOLS
a new high school in the vicinity of Branders Bridge, Bradley Bridge, and
Iron Bridge Roads north of Swift Creek. Land for these facilities has/has
not been acquired.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that the Ettrick-Matoaca library
LIBRARIES 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 has not been acquired.
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for residential development at a maximum of 2.0
to 4.0 dwellings per acre.
Surrounding Land Uses and Development
Harrowgate Road
Branders Bridge
Harrow Drive
Road
Carver Middle
School
Harrowgate
Meadows
Subdivision
Harrowgate Park
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PLANNING
Staff Contact: Andrew Noxon (804-796-7122) noxona@chesterfield.gov
Sole Access Planned Through Adjacent Subdivisions
The Comprehensive Plan suggests as new development proposals come forward, densities,
average lot sizes, house sizes and quality of existing residential neighborhoods should be closely
considered when new development borders, and primary access is through these existing
residential neighborhoods by way of adjacent public subdivision roads. This development
would have sole access through the exiting adjacent neighborhoods; therefore, consideration
should be given to densities, average lot sizes, house sizes and quality of existing residential
neighborhoods.
Development of the property is planned with access from Harrow Drive, which currently serves
the Harrowgate Meadows and Windsor Hills Subdivisions. The chart below provides a
comparison of density, minimum and average lots sizes, and house sizes among these adjacent
subdivisions and the proposed development.
Comparison of Adjacent Developments
Harrowgate Windsor Hills Proposed
Meadows, Sections (Zoned R-7) Development
1 and 2
(Zoned R-12)
2.0 dwellings per acre
1.7 dwellings per
Density 2.5 dwellings per acre
(maximum of 20 lots)
acre
tƩƚŅŅĻƩĻķ /ƚƓķźƷźƚƓ Њ͵
Minimum Lot
12,000 square feet 7,000 square feet 12,000 square feet
Size
14,727 square feet* 13,410 square feet
Average Lot Size Range = 12,117 - Range = 6,758 - Not provided
22,884 33,144
House Size (sq.
1,500 minimum
1,400 2,500 1,400 2,500
ft. gfa)
tƩƚŅŅĻƩĻķ /ƚƓķźƷźƚƓ Ќ
*Within Harrowgate Meadows, approximately 36 percent (31 acres) are impacted by wetlands,
resulting in a wide range of lot sizes. A more appropriate comparison of average lot size would
be lots along the proposed access, Parkgate Drive, that are not encumbered by wetlands. For
this purpose, lots 31 - 40, and 18 (Section 1) and Lots 7 - 12, and 7, 21-20 (Section 2) were used.
Of the twenty-three (23) lots evaluated, ten (10) contain approximately 12,000 square feet in
area.
The maximum density of the proposed subdivision (2.0 dwellings per acre) is within the density
suggested by the Comprehensive Plan, and is consistent with the average density of Harrowgate
Meadows (Sections 1 and 2) and Windsor Hills (approximately 2.0 dwellings per acre). Minimum
house sizes proffered in this case are within the existing range of these adjacent developments.
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While an average lot size has not been provided as part of this case, staff believes that the density
and minimum lot sizes will offer assurance these three developments will be compatible.
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 the design requirements offered as part of this request
(Attachment 1 Proffered Conditions):
Lot Design
Paved driveways and front walkways
o
Front foundation planting beds
o
One street tree per lot
o
Screening of mechanical units
o
Dwelling Design
Traditional Richmond architectural style
o
Minimum dwelling size (gfa) of 1,500 sq. ft.
o
All dwellings to have brick, stone, masonry, EIFS, stucco or horizontal siding, to
o
include premium quality vinyl siding with minimum thickness of .042 inches
Foundations of brick or stone veneer
o
Step down siding permitted based on unique topography with limited step down and
o
maintaining 24 inches of exposed foundation
30-year architectural/dimensional roof shingles
o
All street-facing facades finished in same materials
o
Dwellings adjacent to or directly across the street have different elevations
o
Maximum projection for front-loaded garages from front facade; upgraded garage
o
door treatments for front and corner-side loaded garages
Front porch/stoop treatment
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 elevated in
quality to that of the surrounding community.
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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
adjustm
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The property could be developed for 20 lots. Based on those numbers of lots and applying trip
generation rates for a single-family dwelling, the development could generate approximately
239 average daily trips. Traffic generated by development of the property will initially be
distributed via Harrow Drive to Harrowgate Road.
Harrowgate Road is a major arterial with a recommended right of way width of 120 feet, as
-lane road. In 2015, the
Section 19.1-231 of the County Code outlines the general requirements to meet the needs of
the traffic generated by a proposed development, including acceptable levels of service. This
proposed residential development would contribute to an identifiable need for transportation
improvements. The applicant has not offered to provide any mitigating road improvements.
The property is located within Traffic Shed 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 addre
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
d network through payment
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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 $188,000 (20 x
$9,400).
The applicant has proffered to pay $9,400 for each dwelling unit (Proffered Condition 2). Staff
supports the request.
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 twelve (12) minutes. Fire and
EMS is currently unable to meet that goal.
Nearby Fire/EMS Facilities
The Chester Fire Station, Company Number 1
The Harrowgate Fire Station, Company Number 21
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.29204 calls per dwelling, it is estimated that this development will
generate 6 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 4 2 3 9
School Type
Schools Currently Serving AreaHarrowgate Carver Matoaca
Current Enrollment 607 991 1756
(2)
Building Capacity 800 1675 1975
2016-17
Functional Capacity (3) 648 1191 1913
School Year
Enrollment Percent of Total 94% 83% 92%
Data
Functional Capacity
Total Number of Trailers 7 3 5
Number of Classroom Trailers 6 1 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
Post 2020, the tƌğƓ recommends a new elementary school in the vicinity of Ruffin Mill Road,
Enon Church Road, and Ramblewood Drive, a new middle school in the vicinity of Chester and
West Hundred Roads, and a new high school in the vicinity of Branders Bridge, Bradley Bridge,
and Iron Bridge Roads north of Swift Creek, 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.
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
resource for information and materials, and now serves as a community gathering place for
educational, cultural, and informational services; community support during emergencies;
economic development; and revitalization activities. The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ, as part of the
comprehensive plan, indicates that five libraries and one community arts center should be
constructed countywide.
Nearby Libraries
Ettrick-Matoaca
Chester
Public Facilities Plan
The
Public Facilities Plan suggests the Ettrick-Matoaca 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 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.
Staff has not received comments to date.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The proposed development is located within the mandatory water/sewer connection area. The
applicant has indicated they will connect to the public water and sewer systems.
All water and sewer design and construction must comply with the current revision of the
Provisions should be made to allow the potential for future water and sewer service connection of
adjacent parcels, which may include public water and sewer line extensions and/or public
easements.
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There is an 8-inch water line and sewer line located along Harrow Drive.
The Utilities Department supports this request.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The subject property drains south to an existing storm sewer system in the Harrowgate
Meadows Subdivision. The storm sewer system discharges to a large area of wetlands which
drain to an unnamed tributary to Timsbury Creek. Timsbury Creek is a tributary to Swift Creek.
The entire property is located within the Lower Swift Creek Watershed.
Drainage
The existing storm sewer system in the Harrowgate Meadows Subdivision should be evaluated
to verify that existing private properties will not be negatively impacted with increased
stormwater runoff created by the development. For the portion of the property which drains
to the Harrowgate Meadows Subdivision, the maximum post-development discharge rate for
the 100-year storm shall be based on the maximum capacity of the existing facilities
downstream, and the recorded 100-year backwater and/or floodplain shall not be increased.
The applicant has offered Proffered Condition 5 to address this impact.
To protect downstream properties from flooding in the event of a dam failure, any detention
facility serving the development should be a dry facility below the existing ground so no
manmade compacted embankment is required. If some level of manmade embankment is
necessary, a dam failure analysis may be required showing no homes will be detrimentally
impacted. The dam embankment design should include, but not be limited to, a clay core or a
syphon structure. The applicant has offered Proffered Condition 6 to address this impact.
Stormwater Management
The development of the subject property will be subject to the Part IIB technical criteria of the
VSMP Regulations for water quality and quantity. Any areas of forest/open space used for
stormwater quality compliance should be outside the limits of the residential lots.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
6/1/17 Application submitted
6/21/17, Proffered conditions submitted
8/25/17,
8/30/17,
10/3/17 &
10/11/17
Community Meeting
7/16/17 Issues Discussed:
Garage door treatment on side-loaded garages
Roadway connection to Branders Bridge Road
Cash proffer payments for schools and other facilities
Protection of wetlands, stormwater discharge
Planning Commission
9/19/17 Citizen Comments:
No citizens spoke to this request.
Recommendation APPROVAL SUBJECT TO THE PROFFERED CONDITIONS IN
ATTACHMENT 1
Motion: Wallin Second: Jones
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
(October 3, 2017)
Notes: Proffered conditions 1 7 are recommended by both the Planning Commission and Staff.
Proffered Condition 8 was consideration of
this request.
1.Density. The maximum density of this development shall not exceed two (2) dwelling
units per acre. (P)
2.Utilities. Public water and wastewater systems shall be used. (U)
3.Dwelling Size. The minimum gross floor area of each dwelling unit shall be 1,500 square
feet. (P)
4.Road Cash Proffers.
a.The applicant, sub-divider, or assignee(s) shall pay $9,400 for each dwelling unit
to the County of Chesterfield for road improvements within the service district
for the property.
b.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 in addition to, any impact
fees, in a manner determined by the County.
c.At the option of the Transportation Department, cash proffer payments may be
reduced for the cost of transportation improvements provided by the applicant,
sub-divider, or assignee(s), as determined by the Transportation Department.
(B&M)
5.Architectural/Design Elements
A.Driveways/Front Walks
1.Driveways: All private driveways serving residential uses shall be brushed
concrete, stamped concrete, exposed aggregate concrete or asphalt.
2.Front Walks: A minimum of a three (3) foot wide concrete front walk shall
be provided to each dwelling unit to connect to drives, sidewalks or streets.
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B.Landscaping and Yards
1.Front Yard Tree: One (1) tree per lot shall be planted or retained, as
approved by the Planning Department at time of plans review. A tree shall be
planted or retained on both street frontages on corner lots. The tree shall be
planted or retained along the front property line within the street side half of
the required front yard setback. The front yard tree shall be a large
deciduous or evergreen tree and have a minimum caliper of 2.5 inches.
Native trees shall be permitted to have a minimum caliper of 2 inches.
2.Front Foundation Planting Beds: Front foundation planting beds shall be
required along the entire front facades of all units, and shall extend along all
from the unit foundation. Planting beds shall be defined with a trenched
edge or suitable landscaping edging material. Planting beds shall include
medium shrubs, spaced a maximum of four (4) feet apart. Unit corners shall
-
-he time of planting.
C.Architecture and Materials
1.Style and Form: The architectural styles shall be interpretations of traditional
Richmond architecture, using forms and elements compatible with styles
such as Georgian, Adam, Classical Revival Colonial, Greek revival, Queen
Anne, and Craftsman Styles.
2.Repetition: Dwellings with the same elevations may not be located adjacent
to or directly across from each other on the same street. This requirement
does not apply to units on different streets backing up to each other.
3.Foundations: All exposed portions of the foundation of each dwelling unit
shall be faced with brick or stone veneer.
4.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.
5.Exterior Facades: Acceptable siding materials include brick, stone, masonry,
stucco, synthetic stucco (E.I.F.S), and approved horizontal lap siding.
Horizontal lap siding may be manufactured from natural wood or cement
fiber board or may be premium quality vinyl siding. Plywood and metal siding
are not permitted. Additional siding requirements:
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a.Where a dwelling borders more than one street, all street-facing
facades shall be finished in the same materials.
b.Premium quality vinyl is defined as vinyl siding with a minimum wall
thickness of 0.042 inches.
c.Synthetic Stucco (E.I.F.S) siding shall be finished in smooth, sand or
level texture. Rough textures are not permitted.
D.Roof Material: Roofing material shall be dimensional architectural shingles or
better with a minimum 30-year warranty.
E.Porches and Stoops.
1.Front Porches: All front entry stoops and front porches shall be constructed
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.
F.Garages:
1.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 two (2) feet forward of the front line of the main dwelling.
2.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)
6.Post Development Discharge Rates. For the portion of the property which drains to the
Harrowgate Meadows subdivision, the maximum post-development discharge rate for
the 100-year storm shall be based on the maximum capacity of the existing facilities
downstream, and the record 100-year backwater and/or floodplain shall not be
increased. On-site detention of the post-development 100-year discharge rate to below
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the pre-development 100-year discharge rate may be provided to satisfy this
requirement. (EE)
7.Dam Failure Analysis. Any detention facility serving the site should be a dry facility
below the existing ground so no manmade compacted embankment is required. If some
level of manmade embankment is necessary, a dam failure analysis may be required, as
determined by the Department of Environmental Engineering at the time of site plan
review, showing no homes will be detrimentally impacted. The dam embankment
design should include, but not limited to, a clay core or a syphon structure. (EE)
8.Tree Preservation. A thirty (30) foot tree preservation strip shall be maintained in open
space along the southern property line, adjacent to Tax IDs 791-635-8560, 791-635-
7659, 791-635-6658, 791-635-5758, 791-635-4857, and 791-635-3955.
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