18SN0574
CASE NUMBER: 18SN0574
APPLICANT: Greenbriar Land, LLC
CHESTERFIELD COUNTY, VIRGINIA
BERMUDA DISTRICT
AND RECOMMENDATION
Board of Supervisors Hearing:
NOVEMBER 15, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant Agent:
JOHN GRIER (804-937-9675)
GREENBRIAR LAND, LLC (407-402-8057)
Planning Department Case Manager:
17.8 Acres 4020 Heritage Drive
JANE PETERSON (804-748-1045)
REQUEST
Amendment of zoning approvals (Cases 04SN0249 and 05SN0266) to amend cash proffers and
house sizes in a Residential (R-12) District. Specifically, the applicant proposes to delete Proffered
Conditions 5 relative to cash proffer payments and amend Proffered Conditions 4 to increase
minimum house size.
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 - 3.
SUMMARY
A new section of a single-family residential subdivision (Greenbriar Woods, Section 4) is planned.
Existing zoning permits a maximum of 86 lots, of which 46 lots have been recorded (Greenbriar
Woods, Section 3). The applicant has proffered to limit the number of proposed lots to 35, all of
which are included in this request. (Proffered Condition 13)
The current cash proffer amount is $15,393 per dwelling unit subject to Case 04SN0249 and
$18,593 per dwelling unit subject to Case 05SN0266. The current total potential value of the
approved cash proffer equates to $621,955. 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 require a minimum dwelling size of 1,600 square feet for a one-story,
and 1,800 square feet for greater than one-story. An amendment to increase this minimum
dwelling size to 2,000 square feet is proposed.
Existing zoning conditions and those proffered with this case provide design and architectural
standards (summarized on pages 5 and 6) 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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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for residential use of 2.0 to 4.0 dwelling units per
acre.
Surrounding Land Uses and Development
Single family residential or vacant
Greenbriar
Woods Section 3
Harrowgate Rd
Tosh La
Greenbriar
Broadwater Townhomes
Section 2
Heritage Dr
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PLANNING
Staff Contact: Jane Peterson (804-748-1045) petersonj@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Residential (R-12) of 31.6 acres to permit single family residential
development at a density of 1.85 units/acre, yielding approximately 59 lots.
04SN0249*
Proffered conditions included minimum dwelling sizes and minimum overall
Approved
average lot size.
(7/2004)
Cash proffer of $9,000 (currently escalated to $15,393) to address
development impacts on roads, schools, libraries, fire stations and parks.
Rezoning to Residential (R-12) of 14.3 acres to permit single family residential
development at a density of 1.85 units/acre, yielding approximately 27 lots.
05SN0266*
Proffered conditions required minimum dwelling sizes and minimum overall
Approved
average lot size.
(8/2005)
Cash proffer of $11,500 (currently escalated to $18,593) to address
development impacts on roads, schools, libraries, fire stations and parks.
Ϋ The staff reports for these cases analyzed the impact of the proposed development on public
fac
Proposal
Existing zoning permits a maximum of 86 single family dwelling units based on an approved
density of 1.85 dwelling units per acre. Of these 86, 46 lots have been recorded (Greenbriar
Woods, Section 3). The applicant has proffered to limit the number of lots proposed in
Greenbriar Woods, Section 4, to 35 (Proffered Condition 13), and to increase the minimum
house sizes offered with Cases 04SN0249 and 05SN0266 to 2,000 gross square feet. (Proffered
Condition 1)
Design Requirements of Cases 04SN0249 and 05SN0266
Minimum dwelling size (gross floor area) of 1,600 square feet for one-story units, and
1,800 for units with more than one-story
Foundations of brick or stone veneer
Overall average lot size of 20,150 square feet
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.
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The following provides an overview of additional design requirements offered as part of this
request (Attachment 1 Proffered Conditions):
Lot Design
Concrete driveways and front walks
o
Front and corner side foundation planting beds
o
Screening of utility units (HVAC, generators, etc.)
o
Front planting beds, supplemental front yard tree and sodded yards
o
Sodded front and corner side yards
o
Landscaping on through lots and between back-to-back lots
o
Building Design
Minimum dwelling size of 2,000 of square feet
o
Minimum 18 inches exposed masonry foundations, with step-down siding only for
o
unique topographical conditions
Various building materials to include vinyl with minimum thickness of 0.042 inches
o
30-year dimensional shingle roofs
o
Compatible building materials used on front and street-facing facades
o
Variety of elevations along street to avoid a monotonous streetscape
o
Front porch and entry treatment
o
Front-loaded garage treatment and setbacks
o
Exterior building lighting fixtures
o
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions of this request along with those approved with Cases 04SN0249 and 05SN0266
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. This proposal (as reflected
in proffers dated 10/4/17), represents a substantial improvement above conditions of older
residential development in the area bounded by Harrowgate, Treely, Branders Bridge, and
Wellspring Roads. Specifically, this project would be a substantial improvement in terms of:
foundation planting beds, front porches, front walks, garages, unit size, landscaping, roof
materials, and yard trees. The project would be generally equivalent to surrounding
development in terms of architectural variation, common recreational area (not specified),
paved driveways, foundation treatment, HVAC screening, sidewalks (not specified), and siding
material. The project would be generally less equivalent to surrounding development in terms of
roof form (not specified) and street 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
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The property could be developed for 35 lots. Based on those numbers of lots and applying trip
generation rates for a single-family dwelling, development could generate approximately 400
average daily trips. Traffic generated by development of the property will be distributed via
subdivision streets to Treely Road, then to Branders Bridge Road, and Harrowgate Road.
ghfare 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 north of Treely Road was
(Level o
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Harrowgate Road is a major arterial with a recommended right of way width of 120 feet, as
-lane road. In 2015, the
traffic count on Harrowgate Road was 9,605 vehicles pe
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.
transportation network through dedication of property, construction of road improvements, or
a cash proffer. If an applicant elects to offer cash to address the
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 addres
of a cash proffer, $9,400 per dwelling unit for improvements to the road network would be
appropriate. The traffic impact could be valued at $329,000 ($9,400 x 35).
According to the Department of Community Enhancement, 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. Staff supports the request.
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VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe(804-674-2560) jonathan.phillippe@vdot.virginia.gov
This project will need to be developed in accordance with the Access management Regulations
(AM Regulations) and the 2011 Subdivision Street Acceptance Requirements (2011 SSAR).
Existing streets should allow at least two access points to the subject property per the
requirements of the 2011 SSAR. The construction plans submitted will be examined for their
conformance to all applicable VDOT criteria published at the time of construction.
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
The Harrowgate Fire Station, Company Number 21
Anticipated Fire & EMS Impacts/Needs
Based on an average of .29204 calls per dwelling, it is estimated that this development will
generate 10 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 7 4 6 17
School Type
Schools Currently Serving AreaHarrowgate Carver Matoaca
Current Enrollment 607 991 1756
Building Capacity (2) 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)
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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 Libraries
Chester Library
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
No comments have been received, to date.
UTILITIES
Staff Contact: Terry Maples (751-4435)
maplest@chesterfield.gov
This request will have no adverse impact on the public water/wastewater systems. The use of the
public water and wastewater was proffered previously under Cases 04SN0248 and 05SN0266 and
is still applicable.
The Utilities Department supports this case.
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
8/8/2017 Application submitted
10/9 & Proffered conditions submitted
10/10/2017
Planning Commission
Citizen Comments:
No citizens spoke to this request.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS IN
ATTACHMENT 1
Motion: Freye Second: Wallin
AYES: Sloan, Jackson, Freye, Jones and Wallin
The Board of Supervisors on Wednesday, November 15, 2017, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
October 10, 2017
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the applicant.
1.Project Density. The number of lots shall not exceed 35. (P)
2. Dwelling Design and Materials.
a. Dwelling Size. The minimum gross floor area for dwelling units shall be 2,000 square
feet
b. Foundations. All homes shall have a minimum of eighteen (18) inches of masonry
foundation area visible between grade and any siding. Step down siding may be
permitted on side or rear crawl space or basement walls where unique topography
exists, provided there are no more than two (2) step downs on any elevation, that
there is a separation of at least eight (8) feet between stepdowns, and a minimum of
eighteen (18) inches of exposed masonry foundation is maintained at grade.
c. Exterior Materials.
i. Roof Materials: Roofs shall utilize thirty (30) year architectural/dimensional
shingles.
ii. Facades. Materials for cladding home and accessory building facades shall be
limited to brick, stone, stucco, synthetic stucco (E.I.F.S.), and horizontal lap
siding (wood, cement, cement fiber board, or vinyl siding with thickness of at
least 0.042 inches). A dwelling on a corner lot shall have a street side
elevation that is clad with the same material that is the predominant
material on the front elevation of the dwelling.
d. Repetition. Dwelling units with the same elevations may not be located adjacent to
or directly or diagonally across a street. This requirement does not apply to
dwellings on different streets backing up to each other.
e. Porches. All front entry stoops and front porches shall be constructed with
continuous masonry foundation walls, with brick or stone facing. Any front porch of
greater than six (6) feet in width shall have a minimum depth of five (5) feet.
f. Garages.
i. Design. The façade of front loaded garages shall not to extend any farther
forward from the front façade of the dwelling than four (4) feet on homes
without covered front porches, and no more than three (3) feet in front of a
front porch with contiguous roof, or more than two (2) feet in front of
porches without contiguous roofs.
ii. Doors. Front loaded and corner side loaded garages shall have an upgraded
garage door, which shall be a door that has at least two (2) enhanced
features. Enhanced features shall include windows, raised panels, decorative
panels, hinge straps on the door, or other architectural features on the
exterior that enhance the garage entry (i.e., decorative lintels/cornices, shed
roof overhangs). Flat panel garage doors are prohibited.
g. Exterior Lighting. There shall be an exterior building lighting fixture on the front of
each dwelling, installed at front door, and on homes with a street-facing garage
door, installed above the garage door. (P)
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3. Lot Improvement Standards.
a. Driveways. All driveways shall be paved using poured in place concrete.
b. Front Walks. Each dwelling shall have a minimum forty-two (42) inch wide concrete
front walk from the street or the driveway to the main front entry door.
c. Utility Area Screening. Any exterior HVAC features and/or whole house generators
shall be screened from view from public roads using landscaping or fencing.
d. Front Planting Bed. Each dwelling shall have a front foundation planting bed of at
least four (4) feet in depth, and in cases where a dwelling side faces a street, the
planting bed shall be extended along such side. The planting bed shall be defined
with a trenched edge or suitable landscaping edging material, and shall be planted
with medium shrubs placed a minimum of five (5) feet apart, except that at the front
outside corner of the home, there shall be a minimum three (3) foot tall accent
shrub planted in lieu of a medium shrub.
e. Tree Planting. Each lot shall have a deciduous tree of at least 2 inch caliper planted
in the front yard.
f. Sodding of Yards. Front yards and corner side yards shall initially be sodded,
exclusive of mulched flower and landscaping beds.
g. Through Lot Landscaping. Through lots shall have a minimum of an aggregate of six
(6) evergreen shrubs and/or trees planted within the rear setback area, with a
minimum planting height of four (4) feet, to minimize the view to the rear of the
dwelling on the lot.
h. Screening of Dwelling at Rear Property Line. A ten (10) foot wide landscaping area
will be provided on along the rear property line of any lot that abuts the rear
property line of another lot within the Property, except for lots that have wetlands
that separate dwelling locations on the respective lots, and/or lots that have at least
a thirty (30) foot wide RPA Buffer along the rear property line. Within this
landscaping area, the applicant shall install landscaping in accordance with
Landscape B (Option 1) as set forth in Table 19.1-251.B. of the Zoning Ordinance. A
landscape plan for each such lot shall be submitted for review and approval by the
Planning Department at the time of building permit application. Once the landscape
plan has been approved, the landscaping required by the landscaping plan shall be
installed prior to issuance of a certificate of occupancy for the unit unless the
Planning Department approves an alternate installation schedule. (P)
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ATTACHMENT 2
APPROVED CONDITIONS (04SN0249)
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ATTACHMENT 3
APPROVED CONDITIONS (05SN0266)
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