17SN0823
CASE NUMBER: 17SN0823 (Amended)
APPLICANTS: Jack R. Wilson, III, PLC.
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
STAFF
AND RECOMMENDATION
Board of Supervisors Hearing:
DECEMBER 13, 2017
Board of SupervisorsTime Remaining:
365 DAYS
Applicant Agent:
JACK R. WILSON, III (804-425-9474)
Planning Department Case Manager:
DREW NOXON (804-796-7122)
352.3 Acres 12513 Chesdin Crossing Drive
REQUEST
(Amended) Amendment of zoning approval (Case 04SN0108) to amend cash proffers in a
Residential (R-88) District.
Notes: A. The only condition that may be imposed is a buffer condition. The property owner may proffer
conditions.
B. Proffered conditions, approved zoning conditions and an Exhibit are located in Attachments 1 - 3.
SUMMARY
A single-family residential subdivision (Chesdin Landing) is currently under development. Existing
zoning permits a maximum of 149 dwelling units, of which 117 units are impacted by this request.
The current cash proffer amount is $15,785 per dwelling unit. There are 117 units included with
this request. The current total potential value of the approved cash proffer equates to $1,846,845.
With this request, the applicant has requested to reduce the cash proffer to $9,400 per dwelling
unit; equating to a total potential value of $1,099,800.
Existing zoning conditions and those proffered with this case provide design and architectural
standards (summarized on pages 7 & 8) that are comparable in quality to that of the surrounding
community.
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING APPROVAL
Quality, design and architecture offered by the applicant provide for a
convenient, attractive and harmonious community comparable in
quality to that of the surrounding community.
STAFF
TRANSPORTATION APPROVAL
y providing cash
payments.
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new high school in the
SCHOOLS vicinity of Branders Bridge, Bradley Bridge and Ironbridge Roads, however
at this time a budget has not been developed for the acquisition of land or
construction of this school facility as recommended in the tƌğƓ.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Ettrick-Matoaca library should be
LIBRARIES expanded/replaced or a new facility should be constructed in the general
vicinity at or near the current site. Land for expansion or replacement of
this facility, or for the construction of a new facility has not been acquired.
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TABLE A
REQUEST PROPERTIES
Tax Identification Number Address
739-627-6542 12513 CHESDIN CROSSING DR
739-627-8324 12507 CHESDIN CROSSING DR
739-627-8467 12512 CHESDIN CROSSING DR
740-623-2186 12419 CHESDIN MANOR CT
740-624-7248 12406 CHESDIN MANOR CT
740-624-9459 15512 CHESDIN MANOR DR
740-625-8539 15254 ISLE PINES DR
740-625-9468 15248 ISLE PINES DR
740-625-9892 15242 ISLE PINES DR
740-626-0988 15206 CHESDIN CROSSING TER
740-626-7282 15219 CHESDIN CROSSING TER
740-627-0414 12501 CHESDIN CROSSING DR
740-627-1159 12500 CHESDIN CROSSING DR
740-627-3721 12419 CHESDIN CROSSING DR
740-627-3958 12418 CHESDIN CROSSING DR
740-627-7525 12413 CHESDIN CROSSING DR
740-627-7559 12412 CHESDIN CROSSING DR
741-623-2996 15606 CHESDIN MANOR DR
741-623-7286 15618 CHESDIN MANOR DR
741-623-9078 15624 CHESDIN MANOR DR
741-624-4479 15300 ISLE PINES DR
741-624-7533 15613 CHESDIN MANOR DR
741-625-3856 15255 ISLE PINES DR
741-625-4388 15243 ISLE PINES DR
741-625-4922 15261 ISLE PINES DR
741-626-0315 15236 ISLE PINES DR
741-626-1443 15230 ISLE PINES DR
741-626-1590 15218 ISLE PINES DR
741-626-1868 15224 ISLE PINES DR
741-626-6735 15231 ISLE PINES DR
741-626-7387 15219 ISLE PINES DR
741-626-7760 15225 ISLE PINES DR
741-627-1480 12306 CHESDIN CROSSING DR
741-627-1531 12401 CHESDIN CROSSING DR
741-627-2813 15212 ISLE PINES DR
741-627-7415 15213 ISLE PINES DR
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741-627-7841 15207 ISLE PINES DR
741-628-3903 12300 CHESDIN CROSSING DR
742-623-2185 15630 CHESDIN MANOR DR
743-624-0066 15350 ISLE PINES DR
745-621-0464 16900 EXTER MILL RD
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The Comprehensive Plan
Classification: Residential Agricultural
The designation suggests the property is appropriate for agricultural and residential uses.
Subdivision densities should not exceed a maximum of 0.5 dwelling units per acre.
Surrounding Land Uses and Development
Ivey Mill Rd
River Rd
Chesdin
Landing Dr
Single-family
residential uses
-Rivers Trace
Single-family
residential uses
Agricultural uses
-Chesdin Landing
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PLANNING
Staff Contact: Drew Noxon (804-796-7122) noxona@chesterfield.gov
Zoning History
Case Number Request
Rezoning to R-88 to permit a single-family residential development plus
conditional use to permit private recreational facilities. Proffered conditions
limited the development to 149 dwelling units.
Proffered Conditions included a cash proffer payment of $9,000 per unit, with
cash payments being discounted on a maximum of 20 lots completely within or
04SN0108
bisected by the western or southern boundaries of Parcel 745-622-6373, to
Approved
address development impacts (currently escalated to $15,785). (Proffered
(09/22/2003)
Condition 5)
The staff report for Case 04SN0108 analyzed the impact of the proposed
impacts.
Proposal
Single-family residential uses are proposed. An overall maximum of 149 single-family dwelling
units are permitted by the approved zoning, however 146 lots are currently shown on the
Preliminary subdivision plan approved September 10, 2004. Eighteen (18) recorded lots are
excluded from this request, leaving 128 lots that could be developed in this community based
upon this preliminary plan.
Per Condition 5 of Case 04SN0108, a maximum of 20 lots located within or partially within the
boundaries of Tax ID 745-622-6373 are not required to provide cash payments. According to the
Preliminary subdivision plan, 6 lots would be located completely within Parcel 745-622-6373 while
5 lots would be bisected by the boundary of this parcel (Attachment 2). The applicant has not
included Parcel 745-622-6373 in the current case as it is not currently owned by the developer of
the Chesdin Landing community. By subtracting the five (5) lots bisected by Parcel 745-622-6373
and the six (6) lots located entirely within Parcel 745-622-6373, a maximum of 117 remaining lots
could potentially pay a cash proffer.
Design Requirements of Case 04SN0108
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 2):
Community Design:
Recreational amenities including club house, private boat launch, pool, tennis or other
sport court facilities, and playfields. Conditions address buffers and setbacks between
recreational uses and dwellings.
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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 & 3):
Lot Design:
Hardscaped driveways and front walks
One street tree per lot
Front foundation planting beds
Screening of mechanical equipment
Dwelling Design:
Minimum dwelling unit size (gross square feet) of 2,800 square feet for homes adjacent to
Lake Chesdin and 1,900 square feet for all other homes
Varied elevations for dwellings located side-by-side, directly or diagonally across street
Variety of siding materials to include vinyl (0.042 minimum thickness)
Architectural styles similar to existing Isle of Pines subdivision including interpretations
of traditional Richmond architecture such as Georgian, Adam, Classical Revival Colonial,
Greek Revival, Queen Anne, Craftsman and Farmhouse Styles
Step down siding permitted based on unique topography with limited step down and
maintaining 24 inches of exposed foundation
30-year architectural/dimensional roof shingles
Foundation treatment
Front porch/stoop treatment
Attached garages for all units with maximum projection from front facade; upgraded
garage door treatments for front and corner-side loaded garages
Chimney/fireplace treatment
As suggested by the Comprehensive Plan goals and Zoning Ordinance, the proffered conditions
offered by the applicant in this request along with those approved with the existing zoning
include quality design and architectural elements that are comparable in quality to that of the
surrounding community.
BUDGET AND 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
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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 117 lots. Based on those numbers of lots and applying trip
generation rates for a single-family dwelling, development could generate approximately 1,213
average daily trips. Traffic generated by development of the property will be initially distributed
via Ivey Mill Road to River Road.
Ivey Mill Road is a collector road with a recommended right of way width of 70 feet, as
identified on the C-lane road. Sections of the
road have been improved, with sidewalks on both sides. Other 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 Ivey Mill Road was 770 vehicles per day (Level of Service
r arterial with a
recommended right of way width of 90 feet. In 2015, the traffic count on River Road at Ivey Mill
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 16, which encompasses a large area in the southern part of
the county, south of River Road, Hickory Road, Matoaca Road, and Woodpecker Road. Many
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
a cash proffer. If an applicant elects to offer cash to ad
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
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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 $1,099,800
(117 x $9,400).
The applicant has proffered to pay $9,400 per dwelling unit (Proffered Condition 1). 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 Phillips Fire Station, Company Number 13
The Winterpock Fire Station, Company Number 19
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.23296 calls per dwelling, it is estimated that this development will
generate 27 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 25 13 19 57
School Type
Schools Currently Serving AreaGates Matoaca Matoaca
Current Enrollment 714 930 1756
Building Capacity (2) 1100 1875 1975
2016-17
Functional Capacity (3) 770 1267 1913
School Year
Enrollment Percent of Total 93% 73% 92%
Data
Functional Capacity
Total Number of Trailers 3 3 5
Number of Classroom Trailers 0 3 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 high school in the vicinity of Branders Bridge, Bradley
Bridge and Ironbridge Roads, however at this time a budget has not been developed for the
acquisition of land or construction of this school facility as recommended in the tƌğƓ.
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
The pub
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
Ettrick-Matoaca
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Ettrick-Matoaca library should be expanded/replaced or a
new facility should 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
No comments have been received to date.
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
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
6/02/17 Application submitted
10/16/17 Application revised
8/17, 8/22, Proffered conditions submitted
10/06, 10/10,
10/27 &
11/09/17
Planning Commission
10/17/17 Action DEFERRED TO NOVEMBER 21, 2017
MOTION
11/21/17 Citizen Comments:
No citizens spoke to this request.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Wallin Second: Freye
AYES: Sloan, Jackson, Freye, Jones and Wallin
Board of Supervisors
The Board of Supervisors on Wednesday, December 13, 2017, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
(November 9, 2017)
Note: The following proffered conditions are recommended as acceptable by both the
Planning Commission and Staff.
The property owner and applicant in this case, pursuant to Section 15.2-2298 of the Code of
Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves
and their successors and assigns, proffer that the property under consideration (the "Property")
will be developed according to the following proffers if, and only if, the request submitted
herewith is granted with only those conditions agreed to by the owner and applicant. In the
event this request is denied or approved with conditions not agreed to by the owner and
applicant, the proffers shall immediately be null and void and of no further force or effect.
With the approval of this request, Proffered Condition 5 of Case 04SN0108 shall be amended as
outlined below.
1.Cash Proffers. For each dwelling unit, the applicant, sub-divider, or assignee(s) shall
pay $9,400 to the County of Chesterfield for road improvements within the service
district for the property. Each payment shall be made prior to the issuance of a
building permit for a dwelling unit unless state law modifies the timing of the
payment. Should Chesterfield County impose impact fees at any time during the life
of the development that are applicable to the property, the amount paid in cash
proffers shall be in lieu of or credited toward, but not be in addition to, any impact
fees, in a manner determined by the County. Notwithstanding the foregoing, the
parcels highlighted on Attachment 2 would pay no cash proffer. (B&M)
The Applicant hereby offers the following additional proffered conditions:
2.Foundations. The exposed portion of any foundation shall be brick or stone.
Synthetic or natural stucco foundations may be permitted for facades constructed
entirely of stucco. (P)
3.Architectural/Design Elements:
A.Driveways/Front Walks
1.Driveways: All portions of driveways and parking areas shall be
brushed concrete, stamped concrete, exposed aggregate
concrete, asphalt or decorative pavers.
2.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
1.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
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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.
2.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 include medium shrubs and
may include spreading groundcovers. Unit corners shall be visually
-
-ing.
C.Architecture and Materials
1.Style and Form: The architectural styles shall be similar to those
existing in the Isle of Pines subdivision and be interpretations of
traditional Richmond architecture such as Georgian, Adam,
Classical Revival Colonial, Greek Revival, Queen Anne, Craftsman
and Farmhouse Styles.
2.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.
3.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.
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.Roof Materials: Roofing material shall be dimensional
architectural shingles or better with a minimum 30-year warranty.
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D.Porches and Stoops. 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.
E.Garages.
1.All units shall have an attached garage. 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 three (3) 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.
F.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.
G.Fireplaces and Chimneys.
1.Chimney chases shall be constructed of brick or stone. The width and
depth of chimneys shall be appropriately sized in portion to the size
and height of the unit.
2.Direct vent gas fireplace boxes which protrude beyond the exterior
plane of the unit, are not permitted on front facades. All the exterior
materials and finishes used to enclose the fireplace box must match
the adjacent façade. (P)
4.Any single family dwelling unit on a lot adjacent to Lake Chesdin (Appomattox River
Water Authority property) shall have a minimum of 2,800 gross square feet. All
other single family dwelling units shall have a minimum of 1,900 gross square feet.
(P)
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ATTACHMENT 2
EXHIBIT, LOTS BISECTED BY BOUNDERIES OF PARCEL 745-622-6373
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ATTACHMENT 3
APPROVED CONDITIONS (04SN0108)
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