18SN0596
CASE NUMBER: 18SN0596
APPLICANT: Finer Homes Incorporated
CHESTERFIELD COUNTY, VIRGINIA
CLOVER HILL DISTRICT
ADDENDUM
Board of Supervisors Hearing:
DECEMBER 13, 2017
Board of Supervisors Time Remaining:
365 DAYS
ANDREW SCHERZER (804-794-0571)
DEBBIE STODDARD (804-748-7771)
Planning Department Case Manager:
9.9 Acres 4301 North Bailey Bridge Road
JANE PETERSON (804-748-1045)
REQUEST
Rezoning from Agricultural (A) to Residential (R-12) plus conditional use planned development to
permit exceptions to ordinance requirements. Specifically, exceptions to allow a minimum lot size
of 6,000 square feet, increased lot coverage, and reduced lot width and setbacks are requested.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.After public advertisement of this case, the applicant submitted a proffered condition. THE BOARD MUST
UNANIMOUSLY AGREE TO SUSPEND THEIR RULES TO CONSIDER THIS AMENDMENT.
C.Amended Proffered Condition 8.c.iii. is located in Attachment 1.
SUMMARY
A single-family residential subdivision containing a maximum of 32 lots is planned, yielding a
density of 3.2 dwellings per acre. The property is located within an area identified for
revitalization.
The applicant proposes to access this development through the Bailey Ridge Estates subdivision.
Approval of a conditional use planned development is requested to permit lots with a minimum
area of 6,000 square feet, integrated with common space areas. Exceptions to required lot
widths, setbacks, and lot coverages are requested commensurate with lot size reductions.
Proffered conditions provide design and architectural standards (summarized on pages 5 and 6)
that are elevated in quality to that of the surrounding community.
ADDENDUM
The purpose of this Addendum is to provide an amended proffered condition.
On December 11, 2017, the applicant submitted an amendment to Proffered Condition 8.c.iii
(Architectural and Materials). Specifically, this amendment increases the minimum wall thickness
of any vinyl used for exterior building facades from 0.042 to 0.044 inches.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING APPROVAL
Complies with residential densities suggested by the Plan
Infill development that would enhance existing area neighborhoods
Quality, design and architecture offered by the applicant provide for a
STAFF
convenient, attractive and harmonious community elevated in quality to
that of the surrounding community.
TRANSPORTATION APPROVAL
Located with a revitalization area. Under the Road Cash Proffer Policy,
no road cash proffer will be accepted.
218SN0596-2017DEC13-BOS-RPT-ADD
CASE HISTORY
Applicant Submittals
9/11/17 Application submitted
10/12 & Proffered conditions submitted
10/24/17
11/10/17 Proffered conditions and textual statement submitted
11/14/17 Proffered conditions submitted
12/11/17 Proffered condition submitted
Community Meeting
10/12/17 Issues Discussed:
Distance of proposed homes from adjacent property lines; preservation
of vegetation between developments (30 ft. tree preservation)
Square footage of proposed dwellings (1,300 gfa)
Varied front facades (no adjacent repetition)
Speeding along Bailey Woods Dr. need for traffic calming
Construction traffic blocking driveways (developer will provide notice of
pending construction activities)
Displacement of wildlife habitat
Support for quality development
Planning Commission
11/21/17 Citizen Comments:
No citizens spoke to this request.
Recommendation APPROVAL AND ACCCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Wallin Second: Freye
AYES: Sloan, Jackson, Freye, Jones and Wallin
The Board of Supervisors on Wednesday, December 13, 2017, beginning at 6:00 p.m., will
consider this request.
318SN0596-2017DEC13-BOS-RPT-ADD
ATTACHMENT 1
PROFFERED CONDITION
(December 11, 2017)
We hereby offer to amend Proffered Condition 8.c.iii to read as follows:
Exterior Facades. Acceptable siding materials include brick, stone, masonry, 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 0.044 inches. Dutch lap, plywood and metal siding are not
permitted.
418SN0596-2017DEC13-BOS-RPT-ADD
CASE NUMBER: 18SN0596
APPLICANT: Finer Homes Incorporated
CHESTERFIELD COUNTY, VIRGINIA
CLOVER HILL DISTRICT
SIS
AND RECOMMENDATION
Board of Supervisors Hearing:
DECEMBER 13, 2017
Board of Supervisors Time Remaining:
365 DAYS
ANDREW SCHERZER (804-794-0571)
DEBBIE STODDARD (804-748-7771)
Planning Department Case Manager:
9.9 Acres 4301 North Bailey Bridge Road
JANE PETERSON (804-748-1045)
REQUEST
Rezoning from Agricultural (A) to Residential (R-12) plus conditional use planned development to
permit exceptions to ordinance requirements. Specifically, exceptions to allow a minimum lot size
of 6,000 square feet, increased lot coverage, and reduced lot width and setbacks are requested.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions and Textual Statement are located in Attachments 1 and 2.
SUMMARY
A single-family residential subdivision containing a maximum of 32 lots is planned, yielding a
density of 3.2 dwellings per acre. The property is located within an area identified for
revitalization.
The applicant proposes to access this development through the Bailey Ridge Estates subdivision.
Approval of a conditional use planned development is requested to permit lots with a minimum
area of 6,000 square feet, integrated with common space areas. Exceptions to required lot
widths, setbacks, and lot coverages are requested commensurate with lot size reductions.
Proffered conditions 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
PLANNING APPROVAL
COMMISSION
PLANNING APPROVAL
Complies with residential densities suggested by the Plan
Infill development that would enhance existing area neighborhoods
Quality, design and architecture offered by the applicant provide for a
STAFF
convenient, attractive and harmonious community elevated in quality to
that of the surrounding community.
TRANSPORTATION APPROVAL
Located with a revitalization area. Under the Road Cash Proffer Policy,
no road cash proffer will be accepted.
218SN0596-2017DEC13-BOS-RPT
318SN0596-2017DEC13-BOS-RPT
Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for residential development at a maximum density
of 2.0 to 4.0 dwellings per acre.
Surrounding Land Uses and Development
Single family residential
Glen Tara
subdivision
Bailey Woods Dr
Bailey Ridge Estates
N. Bailey Bridge Rd
Church
418SN0596-2017DEC13-BOS-RPT
PLANNING
Staff Contact: Jane Peterson (804-748-1045) petersonj@chesterfield.gov
Proposal
A single-family cluster-style development with a maximum of 32 dwelling units is planned. While
proffered conditions would permit an access to N. Baily Bridge Road, sole access could potentially
be provided from a stub road located in Baily Ridge Estates subdivision. This subdivision is zoned
Residential (R-9) 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 modifications to
Ordinance requirements commensurate with a proposed minimum lot size of 6,000 square feet, as
identified in the Textual Statement (Attachment 2) and noted below:
General Overview
Requirements Ordinance Proposed
Lot Area 12,000 sf 6,000 sf
Lot Width 90 ft 47 ft
35 ft
Front Setback 20 ft
(25 ft on cul-de-sac)
Side/Corner Side Setback 10 ft/20-30 ft 5 ft/15 ft
Lot Coverage 30 % 50 %
Sole Access Planned Through Adjacent Subdivision
The request property fronts N. Bailey Bridge Road. Proffered conditions permit an access to N.
Bailey Bridge Road. Development access is proposed using a stub road through Bailey Ridge
Estates .
The Comprehensive Plan suggests as new development proposals come forward, densities,
average lot sizes, house sizes and quality of exiting 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. Given that this
development could have sole access through an adjacent neighborhood, consideration should be
given to densities, average lot sizes, house sizes and quality of Bailey Ridge Estates subdivision.
The applicant has identified an adjacent section of Bailey Ridge Estates, containing the same area
(9.9 acres) and number of lots (32) as proposed in this case, with which to compare development
standards (map on following page). These adjacent lots would be on a route through which traffic
to the proposed development would pass.
518SN0596-2017DEC13-BOS-RPT
The chart below offers a comparison between Bailey Ridge Estates and the proposed
development:
General Overview
Requirements Bailey Ridge Estates Proposed Development
Density 3.23 dwelling units/acre 3.23 dwelling units/acre
6,000 sq. ft.
Minimum Lot Size 9,147 sq. ft.
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7,550 sq. ft.
Average Lot Size 11,748 sq. ft.
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Ordinance requires provision of common
area in an amount equivalent to that by
Common Area 0
which each residential lot is reduced
below 12,000 sq. ft. (approx. 3.6 acres)
House Size 1,133 sf (average) 1,300 sf (minimum)
Relative to density, the request property is comparable to the lots identified within Bailey Ridge
Estates subdivision. While minimum and average lot sizes in this proposal are smaller,
consideration is given to the Ordinance requirement for the provision of common area in an
amount that each lot is reduced below 12,000 square feet. Based on the proffered average lot size
of 7,550 square feet, a minimum of 3.6 acres would be required in common area. This amount
could vary depending upon the actual lot sizes provided. The Ordinance defines what may be
considered as common area in off-setting lot size reductions.
618SN0596-2017DEC13-BOS-RPT
It is important to note that the Plan supports infill development that enhances existing area
neighborhoods. This flexibility in design standards may be appropriate when providing a mix of
quality housing types.
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 design requirements offered as part of this request
(Attachment 1 Proffered Conditions):
Community Design
Sidewalks on both sides of public streets
o
Foundation plantings
o
Street trees
o
Hardscaped focal point
o
Tree preservation strip adjacent to Bailey Ridge Estates, and required buffer along
o
Bailey Bridge Road, located in open space
Lot Design
Hardscaped driveways and front walkways
o
Foundation plantings along street facing facades (front and corner sides)
o
Sodded and irrigated front yards
o
Screening of HVAC and generator units
o
Dwelling Design
Minimum 1,300 square feet gross floor area
o
Foundation, porch, roof and chimney treatments
o
Varied elevations along same street
o
Exterior façade treatment (various materials, including vinyl at minimum thickness
o
of 0.042 inches)
Special focus units with embellished side facades/enhanced landscaping
o
Front-loaded garage setbacks relative to dwelling; enhanced door treatments for
o
front and corner-side loaded garages
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions include quality design and architectural elements that are elevated in quality to that
of the surrounding community.
718SN0596-2017DEC13-BOS-RPT
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. On balance, this proposal
represents a substantial improvement above conditions of older residential development in the
vicinity.
Specifically, this project would be a substantial improvement in terms of: architectural variation,
common recreational area, paved driveways, foundation planting beds, front walks, HVAC
screening, other landscaping, roof materials, sidewalks, siding materials, and street trees.
The project would be generally equivalent to surrounding development in terms of: foundation
treatment, front porches, garages, and roof form (not specified).
The project would be generally less equivalent to surrounding development in terms of average
house size and yard 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
get or capital improvement program.
818SN0596-2017DEC13-BOS-RPT
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The applicant has proffered a maximum development of 32 lots (Proffered Condition 2). Based
on those numbers of lots and applying trip generation rates for a single-family dwelling,
development could generate approximately 368 average daily trips. Traffic generated by
development of the property will be initially distributed to Bailey Bridge Road.
Bailey Bridge
recommended right of way width of 90 feet. Bailey Bridge Road is a two-lane road. In 2015, the
traffic count on Bailey Bridge Road between Hull Street Road and Claypoint Road was 12,385
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 offered the following:
Right of Way Dedication. (Proffered Condition 6)
45 feet along Bailey Bridge Road for the property frontage.
Vehicular Access. (Proffered Condition 7)
One public road to Bailey Bridge Road.
Road Improvements. (Proffered Condition 5)
Sidewalk along Bailey Bridge Road for the property frontage.
Left and right turn lanes, if warranted, along Bailey Bridge at the proposed public road.
The property is located within Traffic Shed 7, which encompasses the area of the county
bounded by Hull Street Road, Chippenham Parkway, Route 10, and Route 288. 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 of
transportation network, Transportation staff has calculated the average impact of a single-
family dwelling unit on the road 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 transportation network. As such, if the applicant
of a cash proffer, $9,400 per dwelling unit for improvements to the road network would be
918SN0596-2017DEC13-BOS-RPT
appropriate. The traffic impact of the proposed development could be valued at $300,800 (32 x
$9,400).
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.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
VDOT notes that this is a proposed infill project along N. Bailey Bridge Road. Although it is an
project, it still falls under the provisions of the 2011 Subdivision Street Acceptance
Requirements that require at least two (2) separate entrances or connection to adjoining
undeveloped property. If such connections appear not to be feasible, an exception has to be
applied for prior to plans being developed for construction.
The entrance(s) must meet Access Management Requirements. Judicious vegetative clearing
may accommodate required entrance sight distances.
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 Manchester Volunteer Rescue Squad Fire Station, Company Number 24
The Manchester Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of .259 calls per dwelling, it is estimated that this development will
generate 8 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.
1018SN0596-2017DEC13-BOS-RPT
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 5 16
School Type
Schools Currently Serving AreaCrenshaw Bailey Bridge Manchester
Current Enrollment 703 1397 1983
(2)
Building Capacity 825 1875 2675
2016-17
Functional Capacity (3) 771 1455 2344
School Year
Enrollment Percent of Total 91% 96% 85%
Data
Functional Capacity
Total Number of Trailers 5 0 5
Number of Classroom Trailers 4 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)
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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
Clover Hill
Public Facilities Plan
The
Public Facilities Plan 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.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
To date, no comments have been received.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
utility system are detailed in the chart below:
Water and Wastewater Systems
Currently Size of Existing Line? Connection Required by County Code?
Serviced?
Water No 8 Yes
Wastewater No Yes
Additional Information:
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.
y Bridge
Roa
Lane. Residential subdivisions of 50 lots or greater are required to have more than one water
source feed.
1218SN0596-2017DEC13-BOS-RPT
long Parrish Branch Road with existing permanent
and temporary construction easements for extension to the eastern property boundary.
The applicant has proffered to use public water and wastewater for this project (Proffered
Condition 3). The Utilities Department supports this case.
1318SN0596-2017DEC13-BOS-RPT
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The majority of the subject properties drains to the east through the Clay Pointe and Bailey
Ridge Estates subdivisions to an unnamed tributary to Swift Creek. The southwestern portion
of the property drains west to an existing roadside ditch along North Bailey Bridge Road. The
entire development is located within the Lower Swift Creek Watershed.
Environmental Features
A Resource Protection Area Designation (RPAD) must be approved by the Environmental
Engineering - Water Quality Section prior to the submittal of any construction plans. Wetlands
shall not be impacted without approval 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 Clay Pointe subdivision should be
evaluated to verify that existing private properties will not be negatively impacted by increased
stormwater runoff created by the development. For the portion of the property which drains
to the Clay Pointe 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 11 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 constructed below the existing ground,
such that no manmade compacted embankment is required. If some level of manmade
embankment is necessary, a dam failure analysis may be required to verify that no homes will
be detrimentally impacted. The dam embankment design should include, but is not limited to,
a clay core and/or a syphon structure. The applicant has offered Proffered Condition 12 to
address this impact.
A small portion of the property currently drains north toward existing residential lots in the Bailey
Ridge Estates subdivision. There are no existing stormwater systems or drainage easements along
the rear of these lots; therefore, drainage shall be designed so that runoff from buildings,
sidewalks, driveways, and other impervious surfaces is directed away from these existing lots. The
applicant has offered Proffered Condition 13 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.
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CASE HISTORY
Applicant Submittals
9/11/17 Application submitted
10/12 & Proffered conditions submitted
10/24/17
11/10/17 Proffered conditions and textual statement submitted
11/14/17 Proffered conditions submitted
Community Meeting
10/12/17 Issues Discussed:
Distance of proposed homes from adjacent property lines; preservation
of vegetation between developments (30 ft. tree preservation)
Square footage of proposed dwellings (1,300 gfa)
Varied front facades (no adjacent repetition)
Speeding along Bailey Woods Dr. need for traffic calming
Construction traffic blocking driveways (developer will provide notice of
pending construction activities)
Displacement of wildlife habitat
Support for quality development
Planning Commission
11/21/17 Citizen Comments:
No citizens spoke to this request.
Recommendation APPROVAL AND ACCCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Wallin Second: Freye
AYES: Sloan, Jackson, Freye, Jones and Wallin
The Board of Supervisors on Wednesday, December 13, 2017, beginning at 6:00 p.m., will
consider this request.
1518SN0596-2017DEC13-BOS-RPT
ATTACHMENT 1
PROFFERED CONDITIONS
(November 14, 2017)
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the applicant.
The Applicant hereby offers the following proffered conditions:
1.Master Plan. The Textual Statement, last revised November 10, 2017, shall be
considered the Master Plan. (P)
2.Density. The maximum density shall not exceed thirty-two (32) dwelling units. (P)
3.Utilities. Public water and wastewater systems shall be used. (U)
4.Dwelling Size. The minimum gross floor area of each dwelling unit shall be 1,300 square
feet. (P)
5.Road Improvements. In conjunction with the initial development, the following road
improvements shall be completed, as determined by the Transportation of Department:
a.Construction of a sidewalk along the east side of Bailey Bridge Road for the
entire property frontage.
b.Construction of left and right turn lanes along N. Bailey Bridge Road at the
approved access, in accordance with Transportation Department standards.
c.Dedication to and for the benefit of Chesterfield County, free and unrestricted,
any additional right of way or easements required for the improvements
identified above. (T)
6.Right of Way Dedication. Prior to any site plan approval, forty-five (45) feet of right-of-
way along the east side of Bailey Bridge Road measured from the centerline of that part
of the roadway immediately adjacent to the property shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County. (T)
7.Vehicular Access. Direct vehicular access from the property to N. Bailey Bridge Road
shall be limited to one public road. (T)
8.Architectural/Design Elements.
a.Driveways/Sidewalks.
i.Driveways. All portions of driveways and parking areas shall be brushed
concrete, stamped concrete, exposed aggregate concrete, asphalt or
decorative pavers.
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ii.Front Walks. A minimum of a three (3) foot wide concrete front walk shall
be provided to the front entrance of each dwelling unit, to connect to
drives, sidewalks or street.
iii.Sidewalks. Sidewalks shall be provided on both sides of all public streets.
b.Landscaping.
i.Streetscape. Large deciduous trees, with a caliper of 2.5 inches for non-
native species and 2 inches for native species at time of planting, planted
public streets, except where there is a conflict with utilities, sightlines,
and driveway areas.
ii.Front Yards. Except for the foundation planting bed, all front yards shall
be sodded and irrigated.
iii.Front Foundation Planting Beds. Foundation planting is required along
the entire front façade of all dwelling 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 include
medium shrubs spaced a maximum of four (4) feet apart. Unit corners
small
-
c.Architectural and Materials.
i.Foundations. The exposed portion of any foundation shall be brick or
stone. If the dwelling unit is constructed on a slab, brick or stone shall be
employed around the base of the front and sides of the dwelling unit a
minimum of twenty-four (24) inches above grade as to give the
appearance of a foundation.
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.Exterior Facades. Acceptable siding materials include brick, stone,
masonry, 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. Dutch lap, plywood and metal siding are not permitted.
iv.Special Focus Units. Units that are typically located at the end of a street
intersection and/or against common open space, shall have an
embellished side façade with enhanced features. Embellished facades
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may include a mixing of materials, gables, dormers, entryway details,
shutters, or other architectural features on the exterior that enhance the
entry (i.e. decorative lintels, shed roof overhangs, arches, columns,
keystones, eyebrows, etc.). These units may also utilize enhanced
landscaping to reinforce the streetscape, with shade trees, garden
fences, hedges, shrubs, etc. to help define the front yard and street edge.
d.Roof Materials: Roofing material shall be standing seam metal, dimensional
architectural shingles, or better with a minimum 30-year warranty.
e.Front Porches/Stoops: All front entry stoops and front porches shall be
piers. Extended front porches shall be a minimum of four (4) feet deep. Space
between piers under porches shall be enclosed with framed lattice panels.
Handrails and railings shall be finished painted wood, vinyl rails or metal rail
systems with vertical pickets or swan balusters. Pickets shall be supported on top
and bottom rails that span between columns.
f.Garages. If garages are provided, the following shall be required.
i.Front loaded attached garages shall be permitted to extend as far
forward from the front line of the main dwelling as the front line of the
front porch provided that the rooflines of the porch and garage are
contiguous. Where the rooflines are not contiguous, garages shall be
permitted to project a maximum of two (2) feet forward of the front line
of the main dwelling.
ii.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 may be approved by the Planning
Department.
h.Fireplaces, Chimneys and Flues.
i.Chimneys. Masonry fireplace 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.
ii.Direct Vent Fireplaces. Direct vent gas fireplace boxes, which protrude
beyond the exterior face of the unit, are not permitted on front facades.
1818SN0596-2017DEC13-BOS-RPT
All the exterior materials and finishes used to enclose the fireplace box
must match the adjacent façade. (P)
9.Focal Point/Recreation Area.
a.A minimum of 0.38 acre of common area/recreation area shall be provided
within this property to provide a focal point(s). Part of the focal point(s) shall be
hardscaped and have benches and other amenities that accommodate and
facilitate gatherings. The focal point(s) shall be developed concurrent with the
phase of development where the focal point(s) are located. (P)
10.Tree Preservation. A twenty (20) foot tree preservation strip shall be maintained in open
space along Tax IDs 741-679-5470, 741-679-4773, 741-679-3578, and 741-679-2981. All
trees greater than six inches in caliper (as measured 12 inches above ground surface)
within the Tree Preservation Area are to be retained. Any homeowner seeking to clear
trees beyond their lot line and into this area, which is located within open space, must
obtain prior approval from the Homeowners Association or Architectural Design
Committee, which in turn shall notify the adjacent property owner(s) prior to approving
any requested homeowner activity. The Homeowners Association or Architectural
Design Committee shall send copies of such approvals, if granted, and notifications to
the Planning Department. The Tree Preservation Area shall be subject and subordinate
to the terms of any utility or drainage easements which may be granted by Declarant or
its successors to the County of Chesterfield, Virginia. (P)
11.Post Development Discharge Rates. For the portion of the property which drains to the
Clay Pointe 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)
12.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
construction 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)
13.Drainage. No impervious areas shall sheet flow through Bailey Ridge Estates. (EE)
14.Buffer. The fifty (50) foot buffer along Bailey Bridge Road shall be recorded in common
area. (P)
1918SN0596-2017DEC13-BOS-RPT
ATTACHMENT 2
TEXTUAL STATEMENT
(November 10, 2017)
I.Rezone from A to R-12 for the uses permitted in R-12 District with Conditional Use
Planned Dev
as described herein, and as provided in the accompanying proffers.
II.Development of the lots shall conform to the following:
A.Lot area and width. Each lot shall have an area of not less than 6,000 square feet
and a lot width of not less than forty-seven (47) feet.
B.Percentage of lot coverage. All buildings, including accessory buildings, on any
C.Front yard. Minimum of twenty (20) feet in depth. Minimum setbacks shall be
increased where necessary to obtain the required lot width at the front building
line.
D.Side yard. Two (2) side yards, each a minimum of five (5) feet in width.
E.Corner side yard. Minimum of fifteen (15) feet.
F.Rear yard. Minimum of twenty-five (25) feet.
G.Average Lot Size. The minimum average lot size of the development shall be
7,075 square feet.
2018SN0596-2017DEC13-BOS-RPT