18SN0509
CASE NUMBER: 18SN0509
APPLICANT: Windswept Development LLC
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
AND RECOMMENDATION
Board of Supervisors Hearing:
OCTOBER 25, 2017
Board of Supervisors Time Remaining:
365 DAYS
ANNE MILLER (804-794-0571)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
5.1 Acres 4800 Otterdale Road
REQUEST
Rezoning from Agricultural (A) to Residential (R-12) with conditional use planned development to
permit exceptions to ordinance requirements. Specifically, exceptions to allow a minimum lot size
of 9,000 square feet and setback exceptions are requested.
Notes:
A.Conditions may be imposed and the property owner may proffer conditions
B.Proffered conditions are located in Attachment 1.
SUMMARY
A single-family residential subdivision with a maximum of 11 lots is planned, yielding a density of
2.15 dwellings per acre. The applicant proposes to develop the property as part of the
Broadmoor Park and Broadmoor North subdivisions located southeast of the property and
through which the proposed lots would have sole access. Approval of a conditional use planned
development is requested to permit lots with a minimum area of 9,000 square feet and reduced
setbacks.
Proffered conditions provide design and architectural standards (summarized on pages 5 & 6) that
are comparable in quality to that of the surrounding community. The development will also be
comparable in lot size and density to the adjoining planned residential developments through
which sole access will be provided.
s traffic impact.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING APPROVAL
While the proposed density exceeds the 2.0 dwellings per acre
suggested by the Comprehensive Plan, the additional lot is acceptable
given the subdivision will be an extension of the Broadmoor
development to the south.
The reduced lot sizes and setbacks provide flexibility to allow lots
comparable to those through which the proposed development will
STAFF
have sole access
Quality design and architecture offered by the applicant provides for a
convenient, attractive and harmonious community comparable in
quality to that of the surrounding community.
TRANSPORTATION APPROVAL
payments.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the tƌğƓ recommends a new elementary school in the vicinity of
Hull Street and Otterdale Roads, east of Skinquarter Road and south of
Duval Road, a new middle school in the vicinity of Hull Street and Otterdale
SCHOOLS
Roads, and a new high school in the vicinity of Genito and Otterdale Roads
northwest of Swift Creek Reservoir, however at this time a budget has not
been developed for the acquisition of land or construction of these school
facilities as recommended in the tƌğƓ.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the 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
LIBRARIES facility or new facility is being acquired. The tƌğƓ additionally recommends
a new library in the vicinity of Genito and Otterdale Road to address
service gap and demand issues related to increases in population
anticipated in this area of the county. Land for expansion or replacement
of this facility or new facility has not been acquired.
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL I
The designation suggests the property is appropriate for residential development at a maximum of 2.0
dwellings per acre.
Surrounding Land Uses and Development
Summer Lake
Otterdale Road
Broadmoor Road
Broadmoor Park
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PLANNING
Staff Contact: Andrew Noxon (804-796-7122) noxona@chesterfield.gov
Proposal
A single family residential subdivision with a maximum of 11 lots is planned to be developed in
conjunction with Broadmoor Park and Broadmoor North subdivisions. These subdivisions are
zoned Residential (R-7) which permits development on lots with a minimum area of 9,000 square
feet. Approval of a Conditional Use Planned Development is requested to permit the proposed
development to have minimum lot sizes of 9,000 square feet instead of the 12,000 square feet
required in the R-12 District. Setbacks commensurate with the R-9 District are also proposed.
(Textual Statement Attachment 2)
Sole Access Planned Through Adjacent Subdivisions
The request property does not have frontage on a public road. The subdivision will be accessed
through Broadmoor North (development has received construction plan approval) and Broadmoor
Park (currently under development).
Broadmoor North
Broadmoor Park
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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 adjacent neighborhoods; therefore, consideration should be given to
densities, average lot sizes, house sizes and quality of existing residential neighborhoods.
The request property is being developed in conjunction with the Broadmoor subdivisions and is
comparable:
Broadmoor North and Proposed
Broadmoor Park Development
2.51 dwellings per acre
(based on proffered
Density 3.60 dwellings per acre
maximum of 11 lots)
tƩƚŅŅĻƩĻķ /ƚƓķźƷźƚƓ Ќ
Minimum 9,000 square
Minimum 9,000 square feet
Minimum Lot Size feet (as permitted in an
R-7 District) ĻǣƷǒğƌ {ƷğƷĻƒĻƓƷ
10,208 square feet
Average Lot Size 10,208 square feet
ĻǣƷǒğƌ {ƷğƷĻƒĻƓƷ
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
Hardscaped driveways and front walkways
o
Yard landscaping including yard trees and foundation planting
o
Screening of HVAC and generator units
o
Dwelling Design
Compatible with homes within Broadmoor Park subdivision
o
Minimum gross floor area; 1-story, 1,800 square feet and 2,000 square feet for
o
dwellings with more than one story
Exterior façade treatment (various materials, including vinyl)
o
Foundation, porch and roof treatment
o
Step down siding permitted based on unique topography
o
Enhanced garage door treatments for front and corner-side loaded garages
o
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions of this request include quality design and architectural elements that are
comparable in quality to that of the surrounding community.
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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
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The property could be developed for 11 lots. Based on those numbers of lots and applying trip
generation rates for a single-family dwelling, development could generate approximately 138
average daily trips. Traffic generated by development of the property will be initially distributed
to Otterdale Road.
Otterdale Road is a major arterial with a recommended right of way width of 90 feet, as
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Otterdale Road is a two-lane road. Sections of
the road have been improved in conjunction with adjacent residential development. Other
sections 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 Otterdale Road between Genito Road and Duval
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 within Traffic Shed 6, which encompasses a large area in the western part of the
county. Many of the roads in this part of the county have little or no shoulders, fixed objects
(trees) adjacent to the edge of the pavement and poor vertical and horizontal alignments. The
traffic volume generated from this proposed residential development will contribute to an
identifiable need for transportation facility improvements to these roads in excess of existing
transportation facility capacity. Roads in this shed or which serve this shed need to be improved
or widened to address safety and accommodate increased traffic, including the increased traffic
from the proposed development.
transportation network through dedication of property, construction of road improvements, or
transportation network, Transportation staff has calculated the average impact of a single-
family dwelling unit on the transportation network to be $12,652; however, the Board of
Supervisors has adopted a policy establishing that it would accept a maximum cash proffer of
$9,400 per dwelling unit as addressing the traffic impacts of residential development, with all of
the funds to be dedicated towards improvements to the road network. As such, if the applicant
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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 $169,200 (18 x
$9,400).
The applicant has proffered to pay $9,400 for each dwelling unit (Proffered Condition 4). 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 rural response zone for which Fire & EMS has a
goal of responding to at least 90% of the calls for service in under twelve (12) minutes. Fire and
EMS is currently unable to meet that goal.
Nearby Fire/EMS Facilities
The Clover Hill Fire Station, Company Number 7
The Manchester Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of .09128 calls per dwelling, it is estimated that this development will
generate 1 annual call 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.
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.
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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 2 1 2 5
School Type
Schools Currently Serving AreaGrange Hall Tomahawk Creek Cosby
Current Enrollment 775 1505 2054
Building Capacity (2) 975 1675 1950
2016-17
(3)
Functional Capacity 762 1301 1918
School Year
Enrollment Percent of Total 102% 116% 107%
Data
Functional Capacity
Total Number of Trailers 3 5 9
Number of Classroom Trailers 2 4 9
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 Plan recommends a new elementary school in the vicinity of Hull Street and
Otterdale Roads, east of Skinquarter Road and south of Duval Road, a new middle school in the
vicinity of Hull Street and Otterdale Roads, and a new high school in the vicinity of Genito and
Otterdale Roads northwest of Swift Creek Reservoir, 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 Plan.
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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.
Nearby Library
Clover Hill
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ 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. The tƌğƓ additionally recommends
a new library in the vicinity of Genito and Otterdale Road to address service gap and demand
issues related to increases in population anticipated in this area of the county. Land for
expansion or replacement of this facility or new facility has not been acquired.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
Water and Wastewater Systems
Currently Size of Closest Connection Required by County Code?
Serviced? Existing Line
Water No Yes
Wastewater No Yes
Additional Utility Comments:
This property is located in the mandatory water and wastewater connection area for residential
development. Connection to the public water and wastewater systems will be required by county
code. The applicant has proffered to connect to public water and wastewater (Proffered Condition
2).
The applicant is also the developer of the Broadmoor North subdivision, located immediately
southeast of the subject site. A utility contract was executed between the County and Developer
on July 25, 2017 for the construction of public utilities within Broadmoor North. The developer
has been advised that a construction field change to extend public water and possibly public sewer
from Broadmoor North should be considered. If a water extension is made from Broadmoor North
to serve this development, a second feed to a future section will be requested during plan review
in order to ensure a future redundant water feed for more than 25 lots.
Public wastewater is immediately available to this property. Wastewater lines are located in
Summer Lake subdivision along lots 38/44 with an existing easement for connection.
Wastewater lines may also be extended from Broadmoor north through property that is under
the control of the applicant. The Utilities Department supports this zoning request.
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ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The western half of the subject property drains through existing Summer Lake Subdivision to
Otterdale Branch. The eastern half drains through existing Summer Lake Subdivision to an
existing culvert under Otterdale Road, and then through Beckenham Subdivision to Deep Creek.
Otterdale Branch and Deep Creek are tributaries to the Swift Creek Reservoir. The entire
property is located within the Upper Swift Creek Watershed.
Natural Resources
As required by Section 19.1-542 of the Zoning Ordinance, a Natural Resource Inventory (NRI) for
the subject property was completed by the applicant, and reviewed and approved by the
Department of Environmental Engineering-Water Quality Section. The western portion of the
property contains an area of interior non-tidal wetlands, which cannot be impacted without a
permit from the U.S. Army Corps of Engineers and/or the Virginia Department of Environmental
Quality.
Drainage
The existing culverts and storm sewer systems in the Summer Lake 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 Summer Lake 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 6 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 7 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.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
To date, no comments have been received.
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CASE HISTORY
Applicant Submittals
7/5/17 Application submitted
8/9, 8/29 Revised proffered conditions submitted
and
9/13/17
Community Meeting
8/8/17 Issues Discussed
Sole access for development back through Broadmoor development
Separation between new development and dwellings in Summerlake
subdivision; Environmental features will provide separation at western
edge of development
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
(September 13, 2017)
Note: The following proffered conditions are recommended by both the Planning Commission
and Staff.
1.Master Plan. The Textual Statement, last revised September 13, 2017, shall be
considered the Master Plan. (P)
2.Utilities. Public water and wastewater systems shall be used. (U)
3.Density. The maximum density of this development shall not exceed eleven (11) lots. (P)
4.Road 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)
5.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.
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
trenched edge or suitable landscape edging material. Planting beds shall
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include medium shrubs and may include spreading groundcovers. Unit
cor-
-
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 existing Broadmoor Park subdivision.
ii.Repetition: Dwellings with the same elevations may not be located
adjacent to, directly across from, or diagonally across from each other on
the same street. This requirement does not apply to units on different
streets backing up to each other.
iii.Foundations: The exposed portion of any foundation shall be of brick,
synthetic stone, natural stone or combinations thereof. Synthetic or
natural stucco foundations may be permitted for facades constructed of
entirely stucco.
iv.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.
v.Exterior Facades: Acceptable siding materials include brick, stone,
masonry, stucco, synthetic stucco (E.I.F.S), vinyl siding, 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 with a minimum wall thickness of 0.042 inches. Plywood and metal
siding are not permitted.
d.Roof Materials: Roofing material shall be dimensional architectural shingles or
better with a minimum 30-year warranty.
e.Porches and Stoops
i.Front Porches: All front entry stoops and front porches shall be
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 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 and BI)
6.Dwelling Size. The minimum gross floor area for one story dwelling units shall be 1,800
square feet and dwelling units with more than one story shall have a minimum gross
floor area of 2,000 square feet. (P and BI)
7.Post Development Discharge Rates. For the portion of the property which drains to the
Summer Lake 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
the pre-development 100-year discharge rate may be provided to satisfy this
requirement. (EE)
8.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)
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ATTACHMENT 2
TEXTUAL STATEMENT
(September 13, 2017)
I.Rezone from A to R-12 for the uses permitted in R-12 District with Conditional Use
as described herein, and as provided in the accompanying proffers.
II.Requirements and Exceptions.
A.Development shall conform to the following:
1. Lot area and width. Each lot shall have an area of not less than 9,000
square feet and a lot width of not less than 75 feet.
2. Front yard. Unless otherwise specified the minimum setback shall be 30
feet. For lots located along cul-de-sacs, the building setback around the
bulb of the cul-de-sac may be reduced to not less than 25 feet. However,
minimum setbacks for any lot shall be increased where necessary to
obtain the required lot width at the front building line. If applicable, the
additional setback requirement must be noted on the final plat.
3. Side yard. Two side yards, each a minimum of seven and one half (7.5)
feet in width.
4. Corner side yard. Minimum of 25 feet; except a corner lot back to back
with another corner lot shall have a corner side yard not less than 15
feet.
5. Rear Yard. Minimum of 25 feet in depth.
6.Lot Size. The minimum average lot size of the development shall be
10,208 square feet.
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