17SN0515
CASE NUMBER: 17SN0515 (AMENDED)
APPLICANTS: Douglas and Susan Sowers
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing: DECEMBER 13, 2017
Board of Supervisors Time Remaining:365 DAYS
Applicants Agent:
KERRY HUTCHERSON (804-748-3600 EXT. 306)
Applicants Contact:
DOUGLAS SOWERS (804-794-6836)
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
98.7 Acres 13460 Hensley Road
REQUESTS
Request I: (AMENDED) Amendment of conditional use planned development (Case 03SN0307) to
amend cash proffers in a Residential (R-12) District. Specifically, the applicant proposes to amend
Proffered Condition 3 relative to cash proffer payments.
Request II: Amendment of conditional use planned development (Case 03SN0307) relative to
setbacks. Specifically, the applicant proposes to provide a uniform seven and one-half (7.5) foot
side yard setback for cluster homes in the development.
Notes:
A. After public advertisement of this case, the applicant modified the application to amend rather than delete
cash proffer payments, and submitted proffered conditions. THE BOARD MUST UNANIMOUSLY AGREE TO
SUSPEND THEIR RULES TO CONSIDER THESE AMENDMENTS.
B. Conditions may be imposed or the property owner may proffer conditions
C. Proffered conditions, including the modified conditions offered by the applicant since the Planning
Commission hearing, are located in Attachment 1.
D. Approved Proffered Conditions and Textual Statement of Case 03SN0307 are located in Attachments 2 & 3.
SUMMARY
A residential subdivision composed of cluster and traditional single-family homes (Collington East)
is planned. County records indicate there are 217 remaining units to be constructed, on which a
cash proffer could be collected, in the amount of $15,393 per dwelling unit, or $8,233 for any
senior housing. Currently, the total potential value of the approved cash proffer equates to
$3,340,281, based upon $15,393 per dwelling unit.
With this request, the applicant is proposing to provide offsite road improvements along Spring
Run Road, valued at $2,002,841, in combination with a cash proffer payment of $9,400 per unit on
some units. Once the payments for any constructed dwelling units exceed the value for the road
improvements, the applicant would begin making a cash proffer payment for each additional
dwelling unit. If any part of the road improvements is not constructed, the value of the
improvements would be reduced, as determined by the Transportation Department, thereby
accelerating the acceptance of the cash proffer payments on additional units.
Existing zoning conditions, and those proffered with this request, provide design and architectural
standards (summarized on pages 5 and 6) compatible in quality to the surrounding community.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
APPROVAL
PLANNING
COMMISSION
REQUEST I (Cash Proffer Amendment)
PLANNING AND TRANSPORTATION APPROVAL
Quality design and architecture required by existing zoning conditions and
proffered in this request provide for a convenient, attractive, and
harmonious community compatible in quality to that of the surrounding
community.
STAFF
Developm
improvements and cash payments.
REQUEST II (Cluster Side Yard Setback Amendment)
PLANNING APPROVAL
Modification to side yard setback will maintain adequate separation.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Clover Hill Library should be
expanded, replaced or a new facility shall be constructed in the general
LIBRARIES
vicinity at or near current site. Land for expansion or replacement of this
facility or new facility has been acquired.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one (1) Regional Park of 200
acres, nearest this location. Land for this park has not been acquired.
PARKS AND
The applicant has not offered to address provision of pedestrian/bikeway
RECREATION
route along Spring Run Road, as recommended in the Bikeways and Trails
Chapter of the Comprehensive Plan.
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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 dwellings
units per acre.
Surrounding Land Uses and Development
Single-family Uses
Spring Run
Elementary
School
Spring Run
Road
Springford
Parkway
Single-family Uses
(Collington Subdivision)
Hensley
Road
Single-family Uses
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PLANNING
Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Residential (R-12) with Conditional Use Planned Development to
permit a mixture of residential uses. Proffered Conditions included a cash proffer
of $9,000 per dwelling unit ts. The cash
proffer has been escalated by the Marshall and Swift Building Cost Index to the
03SN0307
current amount of $15,393. In addition, senior housing units have a cash
Approved
proffer of $4,815 per dwelling unit; escalated by the Marshall and Swift Building
(3/2004)
Cost Index to $8,233. (Condition 3)
This staff report for Case 03SN0307 analyzed the impact of the proposed
Proposal
A mixture of residential uses, including single family, condominium and cluster homes, is
proposed. A maximum of 217 dwelling units (2.2 dwelling units per acre) are permitted with the
approved zoning. The current request will not increase the density of the project.
Design Requirements of Case 03SN0307
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 2):
Single-family homes
Minimum house sizes
o
Restrictive covenants (not enforceable by the County)
o
Condominium homes
Architectural design standards
o
Community sidewalks
o
Unit landscaping
o
Garage orientation
o
Street trees and
o
Recreational amenities
o
Cluster
Architectural design standards
o
Community sidewalks
o
Paved driveways
o
Unit landscaping
o
Garage orientation
o
Street trees and
o
Recreational amenities
o
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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 applicant has proffered the following design and architectural requirements for the
development (Attachment 1 - Proffered Condition 4):
Architectural styles compatible to homes constructed in Collington subdivision
Varied architectural style for dwellings located side-by-side or directly across a street
Varied rooflines on street facing facades; 30-year architectural/dimensional roof
shingles
Limitation on single-story homes
Brick, stone, or stucco foundation treatment
Shutters required (except for on Craftsman style dwellings)
Chimney and gas vent exterior treatments
Incorporation of brick or stone (20% exclusive of openings, trim, gables) on 5 of 10 units
Variety of siding materials to include vinyl with minimum thickness of 0.44 inches
Front and rear porch treatments, if provided
Sodded and irrigated front yards and front foundation planting beds
Hardscaped driveways (to include asphalt) and concrete front walks
Front yard lighting
As suggested by Comprehensive Plan goals and zoning ordinance, the proffered conditions of
this current request along with those approved with Case 03SN0307 include design and
architectural elements compatible in quality to the surrounding community.
Side Yard Setbacks for Cluster Homes
Cluster homes are single-family detached dwellings located on lots ranging from 6,000 to 11,999
square feet in area. Setbacks on these lots have been reduced to accommodate larger homes on
smaller lots. The side yard setbacks for these lots was approved with a minimum five (5) foot
setback on one side property line, and a minimum of ten (10) feet on the opposite side. In
addition, every group of three (3) adjacent dwellings fronting on the same street are required to
have a minimum setback of twenty (20) feet between two (2) of the dwellings.
This request would modify the side yard setbacks for cluster homes by providing a uniform seven
and one-half (7.5) foot setback from each side property line. This modification maintains the
aggregate side yard setback provided in the original zoning case (fifteen (15) feet per lot), but
provides the desired flexibility to remove the restriction that two dwellings be at least twenty (20)
feet from one another. Adequate separation between cluster homes will be maintained under the
request.
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Amended Proffered Condition: Front Walks, Driveways and Mailboxes
the applicant submitted an amendment to Proffered Condition 4 (Architectural Design
Standards). Specifically, as originally presented, Proffered Condition 4.G. (Front
Walks/Driveways) required that all private driveways and front walks servings dwellings be
hardscaped. Hardscaping refers to the use of decorative concrete, concrete pavers, or other
similar designed material, but does not include asphalt. As amended, private driveways could
be concrete or asphalt and front walks would be concrete (4.G.i. and 4.G.ii.). Planning finds
that these amended materials are consistent with those used for front walks and driveways
within the surrounding community.
In addition, Proffered Condition 4.G.iv., which will continue to require mailboxes to be
consistent throughout this development, has been modified to remove the specific reference to
consistency with mailboxes within the Collington subdivision.
Planning continues to recommend approval of these requests with the acceptance of the
proffered conditions, including the modifications to Proffered Condition 4.G., noted as
odified in Attachment 1.
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 adjustments to the
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
A preliminary subdivision plat (Collington East) has been approved for the property, which
depicts 217 lots. Based on that number of lots and applying trip generation rates for a single-
family dwelling, development could generate approximately 2,142 average daily trips. Traffic
generated by development of the property is anticipated to be initially distributed along
Springford Parkway, Spring Run Road and Bailey Bridge Road.
Springford Parkway is a two-lane road. It was constructed in conjunction with adjacent
residential development.
Spring Run Road is a major arterial with a recommended right of way width of 90 feet, as
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Spring Run 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 addition, there are fixed objects (trees) adjacent to the edge of the
pavement and poor vertical and horizontal alignments on Spring Run, such that there is a safety
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concern with the potential increase in accidents from additional traffic on it. In 2015, the traffic
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ as a major arterial with
a recommended right of way width of 90 feet. Bailey 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 Bailey Bridge Road north of Spring Run Road
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 property is within Traffic Shed 12, which encompasses a large area in the south-central part
of the county. Like Spring Run, many other 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
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 $2,039,800 ($9,400 x 217).
Amendment to Application and Amended Proffered Conditions 2 and 3:
When the Planning Commission heard this case, the applicant had proffered to reconstruct
2,000 feet of Spring Run Road at an estimated cost of $3,562,600 and delete the requirement
for cash payments. the applicant
modified the request to amend, instead of deleting, Proffered Condition 3 of Case 03SN0307
requiring cash proffer payments and modified Proffered Conditions 2 and 3. The applicant now
proposes to widen/improve the south side of Spring Run Road for 2,250 feet at an estimated
cost of $2,002,841, and has also proffered to pay $9,400 for each lot that would exceed the
estimated cost of the Spring Run Road improvements. The details of their current proposal are
outlined on the following page.
The applicant has proffered to widen/improve the south side of Spring Run Road to a twelve
(12) foot wide travel lane, with an additional four (4) foot wide paved shoulder plus a four (4)
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foot wide unpaved shoulder and overlaying the full width of the road, for a total distance of
2,250 feet (Proffered Condition 2 -A). These improvements have been estimated to be valued at
approximately $2,002,841. It should be noted, however, that the actual cost to provide these
improvements could be more or less than this amount.
Proffered Condition 2.C. states that a bond or other security in an amount equal to the cost of
the Spring Run Road improvements will be provided prior to recordation of the initial
subdivision plat, and that the improvements would be completed prior to recordation of more
than 101 dwelling units. Because of the extensive road improvements to Spring Run Road that
roposed phasing
of the improvements.
A right of way dedication proffer has been offered for the Spring Run Road improvements
(Proffered Condition 2.B). The proffer states that in the event the developer is unable to
-he developer may request that the county acquire such
right of way as a public road improvement. All costs associated with the acquisition of the right
of way will be borne by the developer. In the event the county chooses not to assist the
developer in acquisition of the off-site right of way, the developer shall be relieved of the
obligation to acquire the off-site right of way and shall provide the road improvements within
available right of way.
The applicant has also proffered to make payments for any residential unit, beyond the total
number of units that would result in an impact of $2,002,841 (Proffered Condition 3). If any of
the Spring Road improvements are not provided because the county elects not to assist with
acquiring the off-site right of way, this amount will be reduced and the applicant will provide
supplementary cash payments. Staff continues to support this request, with the acceptance of
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FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (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 Facility
Beach Road Fire Station Number 19
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.108 calls per dwelling, it is estimated that this development will
generate 33 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.
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,
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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)
45 24 35 104
Anticipated Student Yield by
School Type
Schools Currently Serving AreaSpring Run Bailey Bridge Manchester
Current Enrollment 912 1397 1983
Building Capacity (2) 1025 1875 2675
2016-17
Functional Capacity (3)924 1455 2344
School Year
Enrollment Percent of Total 99% 96% 85%
Data
Functional Capacity
Total Number of Trailers 2 0 5
Number of Classroom Trailers 1 0 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)
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
The p
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 Library
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 has been acquired.
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PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
Mission
The County supports a high-quality park system to provide residents and visitors with equitable
access to active and passive recreation opportunities. The 2012 level of service is 5.9 acres of
regional, community and neighborhood parkland per 1,000 persons whereas the target level of
service is 9 acres per 1,000 persons.
Nearby Parks Facilities
Old Clover Hill HS Athletic Complex
Woodlake Athletic Complex
3 Elementary School Athletic Areas
1 Middle School Athletic Area
2 High School Athletic Area
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one Regional Park of 200 acres, nearest this
location. Land for this park has not been acquired.
The Bikeways and Trails Chapter of the Comprehensive Plan recommends provision of
pedestrian/bicycle facilities along all routes shown on the Plan and connections from these routes
and existing pedestrian/bicycle facilities to adjacent developments. The plan recommends a route
plicant has not
offered to address the impacts on pedestrian/bicycle facilities.
The applicant is also encouraged to consider a pedestrian/bicycle system within the development
and connection to the Spring Run Plan route and the Adjacent Spring Run Elementary School.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
Located within the Lower Swift Creek Watershed
Property drains northeast to an existing culvert under Spring Run Road, then through
tributaries to an approximate nine-acre lake in Camp Holly Dell, which discharges to
tributaries through Clover Hill Farms to Swift Creek
Drainage
The area draining to the existing culvert under Spring Run Road has experienced high
water levels during large storm events due to the existing inadequate culvert
The proposed amendment does not amend Proffered Condition 1 from Case 03SN0307,
which adequately addresses impacts to the existing downstream culvert
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VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The proposed request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
8/4/16 Application submitted
12/21/16 & Revised application submitted
12/7/17
1/9, 1/11, Revised proffered conditions were submitted
1/13, 1/23,
1/24,
11/27,
11/29 &
12/7/17
Community Meetings
11/17/16 Issues Discussed:
Constructed and planned road improvements to service Collington &
Collington East developments
Density permitted in the approved zoning case will be maintained
Location of cluster homes in Collington East
Provide adequate spacing provided between cluster homes
Impact of reduced cash proffers on home values in community and impact
on countywide services
12/13/16 Issues Discussed:
Existing and worsening traffic congestion on local roads
Phasing of remaining road improvements for Collington developments
Need for a stop light at Bailey Bridge Road, Springford Parkway and Spring
Run Road
General location of cluster lots and problems with existing side yard
setbacks requirement
Existing and planned recreational amenities for Collington developments
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Planning Commission
1/17/17 Citizen Comments:
One citizen spoke to this request noting concerns relative to pedestrian safety
along Spring Run Road, impacts of road widening on area properties, and
incompatibility of reduced cluster setbacks with larger neighboring properties.
Commission Discussion:
Two community meetings held to discuss proposal
Conditions of this case offer improvements to Spring Run Road and
increased side yard setbacks for dwellings located on cluster lots
the value of these
improvements in addressing Road Cash Proffer Policy
Quality development standards offered improve upon original case.
Recommendation - APPROVAL AND ACCEPTANCE OF THE
PROFFERED CONDITIONS IN ATTACHMENT 1
Motion: Wallin Second: Sloan
AYES: Sloan, Jackson, Freye, Jones and Wallin
Board of Supervisors
2/22/17 Action DEFERRED TO APRIL 26, 2017 ON THE OWN MOTION WITH
4/26/17 Action DEFERRED TO JUNE 28, 2017
6/28/17 Action DEFERRED TO AUGUST 23, 2017
8/23/17 Action DEFERRED TO OCTOBER 25, 2017
10/25/17 Action
S CONSENT.
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
(December 7, 2017)
Note:
With the exception of 2, 3 and 4.G.i, ii, and iv, both the Planning Commission and staff
recommend acceptance of the following proffered conditions as offered by the
applicant.
Proffered Conditions 2, 3 and 4.G.i, ii and iv were amended subsequent to the
al proffers, as recommended by
the Commission, are offers, as supported by staff, are
The 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 or assigns, proffer that the property known as Chesterfield County Tax Identification
Number 730-663-3520
following proffer(s) if, and only if, the request submitted herewith is granted with only those
conditions agreed to by the Applicant. In the event this request is denied or approved with
conditions not agreed to by the Applicant, the proffer shall immediately be null and void and of
no further force or effect.
The Applicant hereby amends Zoning Case 03SN0307 by modifying Section B.2(e) of the Textual
Statement, dated May 16, 2003 and amended January 23, 2004, as related to side yards for
cluster homes to read as follows (STAFF NOTE: All other conditions of Case 03SN0307 shall
remain in force and effect):
1.
and one-half (7.5) feet from any side property line. Accessory structures shall have no
In addition to the foregoing proffer, the Applicant hereby proffers the following conditions:
2.Road Improvements. The Developer/Subdivider/Assignee shall provide the following
(CPC)
improvements to Spring Run Road:
A.Rebuilding Spring Run Road to provide twenty-four (24) foot wide pavement,
with an additional four (4) foot wide paved shoulder plus a four (4) foot wide
unpaved shoulder (on each side of the road) with modifications approved by the
Transportation Department from a point beginning approximately 500 feet east
of Bailey Bridge Road eastward for a distance of approximately 2,000 feet. The
exact length and design of this improvement shall be approved by the
Transportation Department.
B.The aforementioned road improvements shall be completed as determined by
the Transportation Department prior to the recordation of more than a
cumulative total of fifty 50 dwelling units or one (1) year from the date of
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recordation of the initial subdivision plat whichever occurs first. The amount of
any bond required in connection with this condition shall be for the estimated
construction costs of the aforementioned road improvements.
C.-
-of-way that is necessary for these improvements, the
Developer/Subdivider/Assignee may request, in writing, that the County acquire
such right-of-way as a public road improvement. All costs associated with the
acquisition of the right-of-way shall be borne by the
Developer/Subdivider/Assignee. In the event the County chooses not to assist
--of-way, the
Developer/Subdivider/Assignee shall be relieved of the obligation to acquire the
--of-way and shall provide the road improvements within available
right-of-way as determined by the Transportation Department. (T)
(MODIFIED)
2.Road Improvements. The Developer/Subdivider/Assignee shall provide the following
improvements to Spring Run Road:
A.Widening/improving the south side of Spring Run Road to provide twelve (12)
foot wide pavement, with an additional four (4) foot wide paved shoulder plus a
four (4) foot wide unpaved shoulder with modifications approved by the
Transportation Department from a point beginning approximately 500 feet east
of the Springford Parkway/Bailey Bridge Road intersection eastward for a
The exact length and design of these improvements shall be approved by the
Transportation Department.
B.Dedication to Chesterfield County, free and unrestricted, of any additional right-
of-way (or easements) required for the improvements identified above. In the
-
right-of-way that is necessary for these improvements, the
Developer/Subdivider/Assignee may request, in writing, that the County acquire
such right-of-way as a public road improvement. All costs associated with the
acquisition of the right-of-way shall be borne by the
Developer/Subdivider/Assignee. In the event the County chooses not to assist
--of-way, the
Developer/Subdivider/Assignee shall be relieved of the obligation to acquire the
-right-of-way and shall provide the road improvements within available
right-of-way as determined by the Transportation Department.
C.Prior to any construction plan approval, a phasing plan for the improvements
identified in Proffered Condition 5 of Case 03SN0307 and for the Spring Run
Road Improvements shall be submitted to and approved by the Transportation
Department. The approved phasing plan shall require that the improvements
identified in Proffered Condition 2.A shall be provided prior to recordation of
more than a cumulative total of one-hundred and one (101) residential lots.
Additionally, prior to recordation of the initial subdivision plat, a bond, letter of
credit, or other security, in a form acceptable to the County Attorney, shall be
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provided to the County in an amount forthe estimated cost of the Spring Run
Road Improvements based on the approved construction plans or $949,400,
whichever is greater, as approved by the Transportation Department. (T)
(Staff Note: This Proffered Condition is in addition to Proffered Conditions 5(b)(ii), (c) and
(d) of Case 03SN0307.
(CPC)
3.Dedication. The Developer/Subdivider/Assignee shall provide the following right-of-way
dedications:
A.In conjunction with recordation of the initial subdivision plat or within sixty (60)
days from a written request by the Transportation Department, whichever
occurs first, dedication to and for the benefit of, Chesterfield County, free and
unrestricted, of any additional right-of-way (or easements) required for the
improvement identified above in Proffered Condition 1.
B.In conjunction with recordation of the initial subdivision plat or within sixty (60)
days from a written request by the Transportation Department, whichever
occurs first, dedication to Chesterfield County, free and unrestricted, of thirty-
five (35) feet of right-of-way along the south side of Spring Run Road, measured
from the centerline of that part of Spring Run Road immediately adjacent to the
Property. (T)
(MODIFIED)
3.Road Cash Proffer. For each dwelling unit, the applicant, sub-divider, or assignee(s) shall
pay $9,400 per dwelling unit to the County of Chesterfield for road improvements
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.
The Transportation Department has acknowledged that the Spring Run Road
The Road Construction Value shall apply towards the Road Cash Proffer. Once the
payments for any constructed dwelling units exceed the Road Construction Value, the
applicant, sub-divider, or assignee(s) thereafter shall begin making a cash proffer
payment for each additional residential unit. If any part of the Spring Run Road
--of-way is not acquired, the
Road Construction Value shall be reduced by the cost of the Spring Run Road
Improvements that are not constructed, as determined by the Transportation
Department. (B&M & T)
(STAFF NOTE: The Applicant amends Proffered Condition 3 of Case 03SN0307 with
MODIFIED Proffered Condition 3 above. All other conditions of Case 03SN0307 shall
remain in force and effect.)
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4.Architectural Design Standards. All dwelling units, other than condominiums or cluster
homes, developed on the Property shall be subject to the following architectural design
standards:
A.Style and Form.
The architectural styles shall use forms and elements compatible
i.
with those in the Collington subdivision in Chesterfield County,
Virginia. The same architectural style of dwelling unit frontal
elevations shall not be located on either side of or directly across
from each other, but this requirement shall not prevent a dwelling
unit from having the same frontal elevations as a dwelling unit
located diagonally across from said dwelling unit.
The main body of each dwelling unit shall be a minimum of thirty
ii.
(30) feet in width. No single story home shall be located on either
side of or directly across from another single story home, but this
requirement shall not prevent a single story home from being
located diagonally across from another single story home.
B.Exterior Facades.
Façade Materials. At least 50% (5 in 10) dwelling units constructed
i.
shall have brick, stone or masonry fronts that cover a minimum of
20% of the façade (which façade shall exclude gables, windows,
trim, and doors). Other acceptable siding materials shall include
stucco, synthetic stucco (E.I.F.S.), or 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 .044 inches. Synthetic Stucco (E.I.F.S.)
siding shall be finished in a smooth, sand or level texture, no rough
textures are permitted. Exterior facades shall include, at a
minimum, 1 X 6 rake and fascia boards.
Shutters. Except in the case of dwellings that utilize Craftsman
ii.
architectural styles and forms, front windows shall include panel
shutters.
Color. Elements of exterior facades (which include cladding, trim,
iii.
and doors) shall include a minimum of three (3) colors, except a
minimum of two (2) colors shall be included if the cladding is white.
C.Foundations. All foundations shall be constructed entirely of brick or stone.
Synthetic or natural stucco foundations may be permitted for facades
constructed entirely of stucco.
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D.Roofs.
Varied Roof Line. Varied roof designs and materials shall be used
i.
on facades of dwellings that face a street. Minimum roof pitch shall
be 7/12, and there shall be a minimum roof overhang of twelve (12)
inches.
Roof Materials. Roofing material shall be dimensional architectural
ii.
shingles with a minimum 30 year warranty. All flashing shall be
copper or pre-finished aluminum (bronze or black).
E.Porches, Stoops and Decks.
Front Porches. Individual porches and porticos shall be one-story in
i.
height. Extended front porches
Handrails and railings, when required by building code, shall be
finished painted wood or metal railing with vertical pickets or swan
balusters. Pickets shall be supported on top and bottom rails that
span between columns. Columns supporting roofs of porches,
porticos and covered stoops on street facing facades, shall be
masonry piers, tapered round (Tuscan or Doric) column, or square
character of the unit. All front steps shall be masonry to match the
foundation. Wooden front porches shall include painted pickets, a
painted band, and painted lattice underneath such porches.
Rear Porches. All rear porches visible from public rights of way shall
ii.
have lattice screening spanning between columns. Handrails and
railings, when required by building code, shall be finished painted
wood or metal railing with vertical pickets or swan balusters.
F.Fireplaces, Chimneys and Flues.
Chimneys. Chimney chases shall be constructed of brick or stone.
i.
The width and depth of chimneys shall be appropriately sized in
proportion to the size and height of the unit.
Direct Vent Fireplaces: Direct vent gas fireplace boxes which
ii.
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 facade.
2017SN0515-2017DEC13-BOS-RPT
G.Front walks/Driveways.
All private driveways serving residential uses shall be hardscaped.
(CPC) i.
Private driveways shall not require curb and gutter.
(MODIFIED
) i.
All private driveways serving residential uses shall be constructed of
either concrete or asphalt. Private driveways shall not require curb
and gutter.
Front walks shall be provided to each dwelling unit. Front walks
(CPC
) ii
shall be
(MODIFIED)
Front walks shall be provided to each dwelling unit. Front walks
ii.
shall be constructed of concrete. Front walks shall be a minimum of
One (1) lamp post shall be provided to each dwelling unit. The
iii.
design of such lamp posts shall be consistent throughout the
Property.
(CPC)
If individual mailbox units are provided for each lot, the design of
iv.
such mailboxes shall be consistent throughout the Collington
subdivision. Any provided mailbox units shall be painted white at
time of initial installation.
(MODIFIED) If individual mailbox units are provided for each lot, the design of
iv.
such mailboxes shall be consistent throughout the subdivision. Any
provided mailbox units shall be painted white at time of initial
installation.
H.Landscaping and Yards. All front yards shall be sodded and irrigated. Foundation
planting beds shall be provided along the front façades of dwelling units.
Foundation planting beds shall be a minimum of four (4) feet wide as measured
from the unit foundation. Planting beds shall be defined with a trenched edge or
suitable landscape edging material. Planting beds shall include medium shrubs
spaced a maximum of four (4) feet apart. Unit corners shall be visually softened
with vertical accent shrubs (2--
height) at the time of planting. (P and BI)
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ATTACHMENT 2
APPROVED PROFFERED CONDITIONS (03SN0307)
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ATTACHMENT 3
APPROVED TEXTUAL STATEMENT (03SN0307)
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