18SN0534
CASE NUMBER: 18SN0534
APPLICANT: Emerson Companies
CHESTERFIELD COUNTY, VIRGINIA
BERMUDA DISTRICT
ADDENDUM
Board of Supervisors Hearing:
DECEMBER 13, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant Agent:
KERRY HUTCHERSON (804-748-3600)
GEORGE EMERSON (804-530-4614)
40.1 Acres 14201, 14209, 14217 and 14221
Planning Department Case Manager:
Ramblewood Drive
JANE PETERSON (804-748-1045)
REQUEST
REQUEST I: Rezoning from Agricultural (A) to Residential (R-12). Single-family residential uses are
planned.
REQUEST II: Waiver to street connectivity requirements to Ramblewood Forest
Notes:
A.The only condition that may be imposed is a buffer condition. The property owner may proffer conditions.
B.After public advertisement of this case, the applicant submitted amendments to proffered conditions.
THE BOARD MUST UNANIMOUSLY AGREE TO SUSPEND THEIR RULES TO CONSIDER THESE AMENDMENTS.
C.Proffered conditions, to include amendment to Proffered Condition III.A and the addition of Proffered
Condition XII (as underlined), and an exhibit, are located in Attachments 1 and 2.
SUMMARY
A single-family residential subdivision containing a maximum of 88 lots is proposed, yielding a
density of 2.2 units per acre. Access is proposed from Ramblewood Drive, and a stub road from
Silverdust Lane within the Cypress Woods subdivision, with no access through Ramblewood
Forest subdivision; therefore, an exception to street connectivity requirements is requested to
preclude any access to Ramblewood Forest subdivision. This request for a waiver to street
connectivity will require a separate motion.
The applicant has proffered conditions to provide design and architectural standards (summarized
on page 5) that are comparable in quality to that of the surrounding community.
The applicant has offered cash payments or to widen/improve the
southside of Ramblewood Drive
Providing a FIRST CHOICE community through excellence in public service
ADDENDUM
The purpose of this Addendum is to provide amended and new proffered conditions.
On December 11, 2017, the applicant submitted an amendment to Proffered Condition III.A (Road
Cash Proffer) and a new Proffered Condition XII (Homeowners Association).
Specifically, Proffered Condition III.A. has been amended to permit, at the option of the
Transportation Department, a reduction in the amount of the cash proffer for off-site road
improvements provided by the applicant other than those specified in Proffered Condition
III.B.Transportation supports this modification.
opment
includes commonly held property. Proffered Condition XII requires the recordation of a declaration
establishing a homeowner's association for the subdivision concurrent with the initial subdivision
plat.
RECOMMENDATIONS
PLANNING REQUEST I: REZONING APPROVAL
COMMISSION REQUEST II: WAIVER TO STREET CONNECTIVITY - APPROVAL
REQUEST I: REZONING
PLANNING APPROVAL
Complies with residential densities suggested by the Plan
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.
TRANSPORTATION APPROVAL
STAFF
payments or providing road improvements.
REQUEST II: WAIVER TO STREET CONNECTIVITY - APPROVAL
Adequate access to the development is achieved by Ramblewood Drive
and connection to Cypress Woods subdivision
The road connection is not required, per VDOT, to ensure state road
acceptance.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new elementary school in the
vicinity of Ruffin Mill Road, Enon Church Road and Ramblewood Drive, a new
middle school in the vicinity of Chester and West Hundred Roads, and a new high
SCHOOLS
school in the vicinity of Branders Bridge, Bradley Bridge, and Iron Bridge Roads
north of Swift Creek, however at this time a budget has not been developed for
the acquisition of land or construction of these school facilities as recommended
in the tƌğƓ.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Enon Library should be expanded/replaced or
LIBRARIES
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 not been acquired.
217SN0534-2017DEC13-BOS-RPT-ADD
CASE HISTORY
Applicant Submittals
8/4/2017 Application submitted
9/14, 9/26, Proffered conditions submitted
10/2, 11/8,
11/13 &
12/11/17
Community Meeting
10/11/2017 Issues Discussed:
Guarantees for development quality (quality proffers)
Timing of development (June 2018 earliest)
Road connections and concerns regarding cut through traffic (requesting
waiver to connectivity to Ramblewood Forest)
School impacts
Tree removal (retention of vegetation along rear lot lines)
Disruption during construction
Planning Commission
11/21/17 Citizen Comments:
No citizens spoke to this request.
Recommendations-
REQUEST I (REZONING) APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Wallin Second: Freye
AYES: Sloan, Jackson, Freye, Jones and Wallin
REQUEST II (WAIVER TO STREET CONNECTIVITY) APPROVAL
Motion: Jones 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.
317SN0534-2017DEC13-BOS-RPT-ADD
ATTACHMENT 1
PROFFERED CONDITIONS
(December 11, 2017)
Note: With the exception of III.A (underlined text only) and XII, both the Planning Commission
and Staff recommend acceptance of the following proffered conditions, as offered by the
applicant. III.A was amended, and XII was
consideration of this request. These amendments, as underlined, are supported by staff.
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 itself and its successors or
assigns, proffer that the property known as Chesterfield County Tax Identification Numbers
811-648-8048, 812-648-1287, 812-649-6432, 812-649-
consideration will be used according to the 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 owners and
Applicant, the proffer shall immediately be null and void and of no further force or effect.
I. Vehicular Access. Direct vehicular access from the Property to Ramblewood Drive shall
be limited to one (1) public road. The Transportation Department shall approve the exact
(T)
II. Road Improvements and Right-of-Way Dedication. The Applicant/Developer/Subdivider
shall be responsible for the following road improvements and right-of-way dedication:
A. In conjunction with initial development, the following road improvement shall be
provided:
1. Additional pavement along Ramblewood Drive at the Approved Access to
provide left and right turn lanes.
2. Dedication to Chesterfield County, free and unrestricted, of any
additional right-of-way (or easements) required for the improvements
identified above.
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, forty-five (45) feet of right of way along the north side of
Ramblewood Drive, measured from the centerline of that part of Ramblewood
Drive immediately adjacent to the property, shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County. (T)
III. Road Cash Proffer. The Developer/Subdivider/Assignee, at his sole discretion, shall
provide one of the following:
A. For each dwelling unit, the Developer/Subdivider/Assignee shall pay $9,400 per
dwelling unit to the County of Chesterfield for road improvements within the
417SN0534-2017DEC13-BOS-RPT-ADD
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; and
At the option of the Transportation Department, cash proffer payments may be
reduced for the cost of transportation improvements, other than those
identified in Proffered Condition II, provided by the
Developer/Subdivider/Assignee, as determined by the Transportation
Department;
-or-
B. In conjunction with initial development, the Developer/Subdivider/Assignee shall
widen/improve the south side of Ramblewood Drive to provide a twelve (12)
foot-wide travel lane, as measured from the centerline of the road, with an
additional four (4) foot-wide paved shoulder plus a four (4) foot-wide unpaved
shoulder and overlaying the full width of the road with one and a half (1.5) inch
of compacted bituminous asphalt concrete with any modifications approved by
the Transportation Department from a point beginning approximately 400 feet
west of the Litwack Cove Drive intersection and extending westward for a
distance of 930 feet. The Developer/Subdivider/Assignee shall dedicate to
Chesterfield County, free and unrestricted, of any additional right-of-way (or
easements) required for these improvements. (B & M)
IV. Architectural Design Standards. The Property shall be developed in accordance with the
following Architectural/Design Elements, which are considered minimum standards.
A. Style and Form:
1. Architectural Styles. Architectural styles shall use forms and elements
compatible with those in the Ramblewood Forest subdivision in
Chesterfield County, Virginia. Each dwelling constructed on the Property
shall include at least two (2) of the following architectural features:
masonry watertables, decorative gables, Palladian windows, soldier
courses with keystones, cornices, columns, balconies, shutters, dentil
mouldings, or front doorways with sidelights and/or transoms.
2. Variation in Front Elevations. The following restrictions are designed to
maximize architectural variety of the houses.
a. The same front elevation may not be located adjacent to, directly
across from, or diagonally across the street from each other on the same
street.
517SN0534-2017DEC13-BOS-RPT-ADD
b. Variation in the front elevation to address the paragraph above may
not be achieved by simply mirroring the façade but may be accomplished
by providing at least two (2) of the following architectural changes:
(i) adding or removing a porch or covered entry or increasing or
decreasing the length of the porch or entry
(ii) varying the location and/or style of a front facing gable(s)
(iii) alternating the location of the garage
(iv) providing different materials and/or siding types on at least
50% of the elevation
(v) providing a different roof type/roof line
(vi) providing different window shapes or designs
(vii) alternating the color themes with respect to siding, doors,
and trim, or
(viii) varying the window and door fenestration.
B. Exterior Facades. At least fifty percent (50%) of the dwelling units constructed
shall have brick orstone (or a combination thereof) fronts that cover a minimum
of thirty percent (30%) of the façade (which façade shall exclude gables,
windows, trim, and doors). Acceptable siding materials include brick, stone, a
combination of brick or stonestucco, 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 .042 inches. Synthetic Stucco (E.I.F.S.) siding shall be finished in a
smooth, sand or level texture, no rough textures are permitted.
C. Foundations. All foundations shall be constructed of brick, stone, or a combination
thereof, and such foundations and shall extend a minimum of eighteen (18) inches
above final grade.
D. Roofs.
1. Varied Roof Line. Varied roof designs and materials shall be used on facades
of dwellings that face a street. Minimum roof pitch shall be 6/12.
2. Roof Materials. Roofing material shall be dimensional architectural shingles
with a minimum 30-year warranty. All flashing shall be copper or pre-finished
aluminum (bronze or black).
E. Porches and Stoops.
617SN0534-2017DEC13-BOS-RPT-ADD
1. Front porches: All front entry stoops and front porches shall be constructed
with continuous foundation wall. The foundation wall shall be constructed of
brick, stone, a combination of brick and stone, or stucco synthetic stucco (E.I.F.S.),
in the case where stucco or synthetic stucco (E.I.F.S.) is used on the remainder of a
and railings shall be finished wood or metal railing with vertical pickets, stainless
steel cables, swan balusters, or better. Pickets shall be supported on top and
bottom rails that span between columns. There shall be no unpainted vertical
surfaces on decks, porches and stoops on the front or sides of the house.
F. Fireplaces, Chimneys and Flues.
1. Chimneys. Sided chimneys are permitted on roof planes or facades and must
have masonry foundations. Cantilevered chimneys are not permitted. The width
and depth of chimneys shall be appropriately sized in proportion to the size and
height of the dwelling unit. For gas fireplaces, metal flues may be used on the
roof.
2. Direct Vent Fireplaces: Direct vent gas fireplace boxes which protrude beyond
the exterior plane of the dwelling unit, are not permitted on front facades. All the
exterior materials and finishes used to enclose the fireplace box must match the
adjacent facade.
G. Heating, Ventilation and Air Conditioning (HVAC) Units and Whole House
Generators. HVAC units and whole house generators shall initially be screened
from view of public roads by landscaping or low maintenance material, as
approved by the Planning Department. (P)
V. Front walks/Driveways.
A. Private Driveways. All private driveways serving residential uses shall be
hardscaped (which hardscaping may be constructed of brushed concrete, stamped
concrete, exposed aggregate concrete, or decorative pavers). Private driveways
shall not require curb and gutter.
B. Front Walks. Front walks shall be provided to the front entrance of each dwelling
unit. Front walks shall be hardscaped (which hardscaping may be constructed of
brushed concrete, stamped concrete, exposed aggregate concrete, or decorative
pavers). Front walks shall be a minimum of three and one-half (3.5) feet wide. (P)
VI. Garages.
A. All units shall have an attached two-car garage. No front-loaded garages shall be
permitted except in the case where a dwelling includes three garages. In the
case where a dwelling has three garages, no more than one garage shall be
front-loaded.
717SN0534-2017DEC13-BOS-RPT-ADD
B. Both 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.
C. Front-loaded garages shall be permitted to extend past the front line of the main
dwelling provided that the architectural treatment of the garage (with respect to
fenestration and foundation treatment) generally conforms to the example
photo attached hereto as Exhibit A. (P)
VII. Landscaping and Yards.
A. Sod and Irrigation. All front and corner side yards shall be sodded and irrigated.
B. Front Foundation Planting Bed: 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
dwelling 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 feet apart, and planting beds may include spreading
groundcovers. Unit corners shall be visually softened with vertical accent shrubs
(4-5 feet in height) or small evergreen trees (6-8 feet in height) at the time of
planting.
C. Front Yard Tree: One (1) tree per lot shall be planted or retained. A tree shall be
planted or retained on both street frontages on corner lots. The front yard tree
shall be a large deciduous tree and have a minimum caliper of two and one-half
(2.5) inches. Native trees shall be permitted to have a minimum caliper of two
(2) inches.
D. Rear Yard Landscaping Area: For all lots that adjoin either the Cypress Woods
subdivision or the Ramblewood Forest subdivision a ten (10) foot wide
landscaping area shall be provided on all lots along the rear property line of each
lot or as near to the rear property line as is practicable to allow for installation
and maintenance of utilities and drainage facilities. The exact location of each
such landscaping area shall be specified in a landscape plan for each lot, which
shall be submitted for review and approval by the Planning Department at the
time of building permit ap
landscaping area, the Applicant/Developer/Subdivider shall install landscaping in
accordance with Landscape B (Option 1) as set forth in the Zoning Ordinance.
The landscaping required by the Rear Yard Landscaping Plan shall be installed by
the Applicant/Developer/Subdivider prior to issuance of a certificate of
occupancy for the unit unless the Planning Department approves an alternate
installation schedule. Healthy existing vegetation shall be credited toward
meeting the requirements of this condition VII.D, provided that such vegetation
817SN0534-2017DEC13-BOS-RPT-ADD
is reasonably distributed throughout the required ten (10) foot wide landscaping
area. (P)
VIII. Density and Lots.
A.Number of Lots. The number of dwelling units shall not exceed 88.
B. Minimum Average Lot Size. The average lot size for the entire Property shall be
no less than 14,500 square feet. (P)
IX. Minimum Dwelling Unit Size. Minimum dwelling unit sizes shall apply:
A. 1,800 square feet of gross floor area for each two-story dwelling.
B.1,600 square feet of gross floor area for each Cape Cod-style or Ranch- style
dwelling.
C. 1,500 square feet of gross floor area for each tri-level dwelling. (P)
X. Post Development Runoff.
A. For portions of the Property that are designated to drain to Johnson Creek, the
post development runoff rate for the 2, 10, and 100 year storms shall not exceed
the corresponding predevelopment runoff rate.
B. Storm water drainage from the property shall be directed away from Tax ID 814-
650-7955, unless otherwise approved by the Department of Environmental
Engineering. (EE)
XI. Connection to County Water/Sewer. The applicant or developer shall connect the
Property to County water and sewer at time of construction. (U)
XII.
the Property, the Developer/Subdivider/Assignee shall record a declaration establishing
eveloped on the Property. (P)
917SN0534-2017DEC13-BOS-RPT-ADD
ATTACHMENT 2
EXHIBIT
1017SN0534-2017DEC13-BOS-RPT-ADD
CASE NUMBER: 18SN0534
APPLICANT: Emerson Companies
CHESTERFIELD COUNTY, VIRGINIA
BERMUDA DISTRICT
AND RECOMMENDATION
Board of Supervisors Hearing:
DECEMBER 13, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant Agent:
KERRY HUTCHERSON (804-748-3600)
GEORGE EMERSON (804-530-4614)
40.1 Acres 14201, 14209, 14217 and 14221
Planning Department Case Manager:
Ramblewood Drive
JANE PETERSON (804-748-1045)
REQUEST
REQUEST I: Rezoning from Agricultural (A) to Residential (R-12). Single-family residential uses are
planned.
REQUEST II: Waiver to street connectivity requirements to Ramblewood Forest
Notes:
A.The only condition that may be imposed is a buffer condition. The property owner may proffer conditions.
B.Proffered conditions and an exhibit are located in Attachments 1 and 2.
SUMMARY
A single-family residential subdivision containing a maximum of 88 lots is proposed, yielding a
density of 2.2 units per acre. Access is proposed from Ramblewood Drive, and a stub road from
Silverdust Lane within the Cypress Woods subdivision, with no access through Ramblewood
Forest subdivision; therefore, an exception to street connectivity requirements is requested to
preclude any access to Ramblewood Forest subdivision. This request for a waiver to street
connectivity will require a separate motion.
The applicant has proffered conditions to provide design and architectural standards (summarized
on page 5) that are comparable in quality to that of the surrounding community.
The applicant has offered cash payments or to widen/improve the
southside of Ramblewood Drive
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING REQUEST I: REZONING APPROVAL
COMMISSION REQUEST II: WAIVER TO STREET CONNECTIVITY - APPROVAL
REQUEST I: REZONING
PLANNING APPROVAL
Complies with residential densities suggested by the Plan
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.
TRANSPORTATION APPROVAL
STAFF
payments or providing road improvements.
REQUEST II: WAIVER TO STREET CONNECTIVITY - APPROVAL
Adequate access to the development is achieved by Ramblewood Drive
and connection to Cypress Woods subdivision
The road connection is not required, per VDOT, to ensure state road
acceptance.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new elementary school in
the vicinity of Ruffin Mill Road, Enon Church Road and Ramblewood Drive, a
new middle school in the vicinity of Chester and West Hundred Roads, and a
SCHOOLS
new high school in the vicinity of Branders Bridge, Bradley Bridge, and Iron
Bridge Roads north of Swift Creek, however at this time a budget has not been
developed for the acquisition of land or construction of these school facilities as
recommended in the tƌğƓ.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Enon Library should be expanded/replaced
LIBRARIES 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 not been
acquired.
217SN0534-2017DEC13-BOS-RPT
317SN0534-2017DEC13-BOS-RPT
Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for residential use of 2.0 to 4.0 dwellings per acre.
Surrounding Land Uses and Development
Silverdust Ln
Cypress Woods subdivision
Ramblewood Dr
Litwack Cove Dr
Golf Course Rd
Ramblewood Forest
subdivision
Walthall Mill
subdivision
417SN0534-2017DEC13-BOS-RPT
PLANNING
Staff Contact: Jane Peterson (804-748-1045) petersonj@chesterfield.gov
Proposal
A single family residential development containing a maximum of 88 dwelling units is planned.
Each lot within this development would comply with R-12 development standards, with an
average lot size for the development of 14,500 square feet. (Proffered Conditions VIII.A and B.)
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 Condition):
Lot Design
Hardscaped driveways and front walks; no asphalt
o
Front foundation planting beds; sodded/irrigated front and corner side yards
o
Supplemental front yard tree, to include corner side yard
o
Landscaping along rear property lines
o
Screening of utility units (HVAC, generators, etc.)
o
Building Design
Compatible with Ramblewood Forest subdivision
o
Varied elevations on same street
o
Exterior façade treatment (various materials, including vinyl - minimum 0.042-inch
o
thickness)
Minimum 50% of dwelling units to use 30% masonry on front façade
o
Foundations of brick, stone or combination
o
30-year dimensional shingle roofs
o
Front porch, entry and chimney treatment
o
Attached two-car garages on all units
o
Side-loaded, unless unit includes third garage which may be front-loaded
Front-loaded garages setbacks relative to dwelling (Exhibit A)
Upgraded front- and side-loaded garage doors
Minimum dwelling size
o
1,500 to 1,800 square feet
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions include quality design and architectural elements that are comparable in quality to
that of the surrounding community.
517SN0534-2017DEC13-BOS-RPT
Waiver to Street Connectivity Ramblewood Forest Subdivision
The Residential Subdivision Connectivity Policy requires that streets in new subdivisions
connect to all adjacent stubs designated as local streets. This connection may be waived during
consideration of a rezoning request.
An exception to the Residential Subdivision Connectivity Policy is requested to preclude any
public road connections to Ramblewood Forest subdivision. The applicant proposes to connect
to Cypress Woods subdivision using a recorded stub road (Silverdust Court). This connection in
combination with a proposed connection to Ramblewood Drive provides sufficient access to
meet Ordinance requirements for serving more than fifty lots. According to the applicant, stub
roads from this proposed development are also planned to the northeastern property
boundary, providing connectivity opportunities for any future development on this adjacent
parcel. As proposed, the accesses from Cypress Woods subdivision and Ramblewood Drive
provide sufficient street access to disperse the traffic generated by the proposed development
and not place the traffic burden on a particular stub road in violation of the Policy standards.
As noted in the Policy, where street extensions are not required, the applicant may be required
to construct pathways to facilitate pedestrian travel within and to adjacent development.
Consideration should be given to this pedestrian connectivity which will be evaluated during
plans review.
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
617SN0534-2017DEC13-BOS-RPT
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The applicant has proffered a maximum development of 88 lots (Proffered Condition VI. A).
Based on those numbers of lots and applying trip generation rates for a townhouse unit,
development could generate approximately 934 average daily trips. Traffic generated by
development of the property will be initially distributed to Ramblewood Drive and via
residential streets to Golf Course Road.
recommended right of way width of 90 feet. Ramblewood Drive 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 Ramblewood Drive was 5,300 vehicles per day
Golf Course Road also a major arterial with a recommended right of way width of 90 feet, as
-lane road. In 2015, the
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:
Dedication. (Proffered Condition II. B)
45 feet of right-of-way along Ramblewood Drive for the property frontage.
Vehicular Access. (Proffered Condition I)
One public road to Ramblewood Drive.
Road Improvements. (Proffered Condition II. A)
Left and right turn lanes along Ramblewood Drive at the approved access.
Note: At time of preliminary plat review, a sidewalk along Ramblewood Drive for the property
frontage may be required.
The property is within Traffic Shed 15, which encompasses a large area in the eastern part of
the county, east of I-95. 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
717SN0534-2017DEC13-BOS-RPT
a cash proffer. If an app
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 $827,200 ($9,400 x 88).
The applicant has proffered to, at his option, make payments of $9,400 for each residential unit
or widen/improve the south side of Ramblewood Drive for a distance of 930 feet (Proffered
Condition III). The Ramblewood Drive improvement has been estimated to be valued at
$827,841. It should be noted, however, that the actual cost to provide the improvement could
be more or less than this amount. Staff supports the request.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
VDOT is in general concurrence with the proffered conditions. The entrance on Ramblewood is
to meet the spacing standards specified in the VDOT Road Design manual, Appendix F, Table 2-
2 (in keeping with Access Management Regulations). The new entrance is to be approximately
equidistant between Golf Course Road and Litwack Cove Drive. At least one connection is
required to adjoining property per the requirements of the 2011 Subdivision Street Acceptance
Requirements (2011 SSAR). An active vehicular connection may be made to an existing
subdivision. The connection may be to provide access to an existing undeveloped parcel, as
well. The actual proposed subdivision layout will be examined at time of construction plan
submittal to assure conformance to the AM Regulations, the 2011 SSAR, and all applicable
VDOT design standards as published extant the time of construction plan development.
817SN0534-2017DEC13-BOS-RPT
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 Rivers Bend Fire Station, Company Number 18
Anticipated Fire & EMS Impacts/Needs
Based on an average of .22456 calls per dwelling, it is estimated that this development will
generate 20 annual calls for Fire/EMS services.
Additional Fire and EMS Comments
A second access is required for subdivisions larger than 50 lots. Further, a single point of access
should serve no more than 50 lots within a development. Two points of access are planned for
the proposed development (Ramblewood Drive and connection to Cypress Woods subdivision).
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.
917SN0534-2017DEC13-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 18 10 14 42
School Type
Schools Currently Serving Area Elizabeth Elizabeth Davis Thomas Dale
Scott
Current Enrollment 988 1249 2266
2016-17
Building Capacity (2) 1050 1675 3325
School Year
Functional Capacity (3) 990 1324 3215
Data
Enrollment Percent of Total 100% 94% 70%
Functional Capacity
Total Number of Trailers 4 4 4
Number of Classroom Trailers 4 4 0
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 elementary school in the vicinity of Ruffin Mill Road,
Enon Church Road and Ramblewood Drive, a new middle school in the vicinity of Chester and
West Hundred Roads, and a new high school in the vicinity of Branders Bridge, Bradley Bridge,
and Iron Bridge Roads north of Swift Creek, however at this time a budget has not been
developed for the acquisition of land or construction of these school facilities as recommended
in the tƌğƓ.
1017SN0534-2017DEC13-BOS-RPT
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
Enon Library
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Enon 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 not 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
ility system are detailed in the chart below:
Water and Wastewater Systems
Currently Size of Closest Connection Required by County Code?
Serviced? Existing Line?
Water No 6 & 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.
There are existing 8-inch waterlines available to extend to the site at the intersection of
Ramblewood Drive and Litwack Cove Drive and two additional stubs off Litwack Cove Drive. There
is also an existing 6-inch stub off Silver Dust Lane. Consistent with the Utilities Department Design
Standards, residential subdivisions of greater than 50 lots shall have multiple connection points to
1117SN0534-2017DEC13-BOS-RPT
the existing water system with adequate looping to ensure sufficient fire protection and water
quality.
There are existing 8-inch wastewater lines located along both Litwack Cove Drive and Silverdust
Lane. Due to the depth of the existing wastewater lines, off-site easements may be necessary to
provide wastewater service to the whole development. Development of the property or that
portion needing the off-site easements will be delayed until those easements can be acquired.
Public water and wastewater are proffered (Proffered Condition IX). The Utilities Department
supports this case.
1217SN0534-2017DEC13-BOS-RPT
1317SN0534-2017DEC13-BOS-RPT
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The majority of the subject properties generally drain north and northeast to an existing privately-
owned pond, which discharges to Johnson Creek. This portion of the properties is located within
the Johnson Creek Watershed. In the lower portion of the Johnson Creek Watershed, there are
existing culverts under Enon Church Road which are inadequate and currently cause upstream
flooding. Any increased runoff in this watershed upstream of the existing culverts will result in
increased flooding along Johnson Creek and its tributaries.
Approximately 10 percent of the southern portion of the subject properties is located within the
Ashton Creek Watershed. This area drains southeast to an existing roadside ditch and storm sewer
along Ramblewood Drive, then to an existing culvert under the railroad.
Environmental Features
A Resource Protection Area Designation (RPAD) must be submitted to and approved by the
Department of Environmental Engineering-Water Quality Section prior to construction plan
approval. In addition, wetlands shall not be impacted without approval from the U.S. Army Corps
of Engineers and/or the Virginia Department of Environmental Quality.
Drainage
Due to existing inadequate culverts under Enon Church Road, any increased runoff from
development in this watershed upstream of the existing culverts will result in increased flooding,
which will impact private properties and public safety. As a result, the post-development 2, 10 and
100-year stormwater discharge rates shall not exceed the pre-development 2, 10 and 100 year-
stormwater discharge rates, respectively. On-site detention/retention to maintain pre-
development rates will protect downstream properties and roadways from increased flooding.
The applicant has offered Proffered Condition X.A to address this impact.
A large portion of the subject properties drains to an existing old privately-owned pond to the
northeast. There have been concerns throughout the years with off-site drainage and the capacity
of the pond to handle any increase in runoff. As a result, stormwater discharge from the
development shall be diverted to bypass the existing pond. The applicant has offered Proffered
Condition X.B to address this impact.
Stormwater Management
The development is subject to the Part IIB technical criteria of the Virginia Stormwater
Management Program Regulations for water quality and water quantity. Any areas of
forest/open space used for stormwater quality compliance shall be outside the limits of the
residential lots.
1417SN0534-2017DEC13-BOS-RPT
CASE HISTORY
Applicant Submittals
8/4/2017 Application submitted
9/14, 9/26, Proffered conditions submitted
10/2, 11/8
&
11/13/2017
Community Meeting
10/11/2017 Issues Discussed:
Guarantees for development quality (quality proffers)
Timing of development (June 2018 earliest)
Road connections and concerns regarding cut through traffic (requesting
waiver to connectivity to Ramblewood Forest)
School impacts
Tree removal (retention of vegetation along rear lot lines)
Disruption during construction
Planning Commission
11/21/17 Citizen Comments:
No citizens spoke to this request.
Recommendations-
REQUEST I (REZONING) APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Wallin Second: Freye
AYES: Sloan, Jackson, Freye, Jones and Wallin
REQUEST II (WAIVER TO STREET CONNECTIVITY) APPROVAL
Motion: Jones 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.
1517SN0534-2017DEC13-BOS-RPT
ATTACHMENT 1
PROFFERED CONDITIONS
(November 13, 2017)
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the applicant.
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 itself and its
successors or assigns, proffer that the property known as Chesterfield County Tax
Identification Numbers 811-648-8048, 812-648-1287, 812-649-6432, 812-649-0346
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 owners and Applicant, the proffer shall immediately be null and void
and of no further force or effect.
I. Vehicular Access. Direct vehicular access from the Property to
Ramblewood Drive shall be limited to one (1) public road. The
Transportation Department shall approve the exact location of the access
(T)
II. Road Improvements and Right-of-Way Dedication. The
Applicant/Developer/Subdivider shall be responsible for the following
road improvements and right-of-way dedication:
A. In conjunction with initial development, the following road improvement shall be
provided:
1. Additional pavement along Ramblewood Drive at the Approved Access to
provide left and right turn lanes.
2. Dedication to Chesterfield County, free and unrestricted, of any
additional right-of-way (or easements) required for the improvements
identified above.
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, forty-five (45) feet of right of way along the north side of
Ramblewood Drive, measured from the centerline of that part of Ramblewood
Drive immediately adjacent to the property, shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County. (T)
III. Road Cash Proffer. The Developer/Subdivider/Assignee, at his sole
discretion, shall provide one of the following:
A. For each dwelling unit, the Developer/Subdivider/Assignee shall
pay $9,400 per dwelling unit to the County of Chesterfield for
road improvements within the service district for the Property.
1617SN0534-2017DEC13-BOS-RPT
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;
-or-
B. In conjunction with initial development, the
Developer/Subdivider/Assignee shall widen/improve the south
side of Ramblewood Drive to provide a twelve (12) foot-wide
travel lane, as measured from the centerline of the road, with an
additional four (4) foot-wide paved shoulder plus a four (4) foot-
wide unpaved shoulder and overlaying the full width of the road
with one and a half (1.5) inch of compacted bituminous asphalt
concrete with any modifications approved by the Transportation
Department from a point beginning approximately 400 feet west
of the Litwack Cove Drive intersection and extending westward
for a distance of 930 feet. The Developer/Subdivider/Assignee
shall dedicate to Chesterfield County, free and unrestricted, of
any additional right-of-way (or easements) required for these
improvements. (B&M)
IV. Architectural Design Standards. The Property shall be developed in
accordance with the following Architectural/Design Elements, which are
considered minimum standards.
A. Style and Form:
1. Architectural Styles. Architectural styles shall use forms
and elements compatible with those in the Ramblewood
Forest subdivision in Chesterfield County, Virginia. Each
dwelling constructed on the Property shall include at least
two (2) of the following architectural features: masonry
watertables, decorative gables, Palladian windows, soldier
courses with keystones, cornices, columns, balconies,
shutters, dentil mouldings, or front doorways with
sidelights and/or transoms.
2. Variation in Front Elevations. The following restrictions
are designed to maximize architectural variety of the
houses.
a.The same front elevation may not be located adjacent
to, directly across from, or diagonally across the street
from each other on the same street.
b.Variation in the front elevation to address the
paragraph above may not be achieved by simply
mirroring the façade but may be accomplished by
1717SN0534-2017DEC13-BOS-RPT
providing at least two (2) of the following architectural
changes:
(i) adding or removing a porch or covered entry or increasing or
decreasing the length of the porch or entry
(ii) varying the location and/or style of a front facing gable(s)
(iii) alternating the location of the garage
(iv) providing different materials and/or siding types on at least
50% of the elevation
(v) providing a different roof type/roof line
(vi) providing different window shapes or designs
(vii) alternating the color themes with respect to siding, doors,
and trim, or
(viii) varying the window and door fenestration.
B. Exterior Facades. At least fifty percent (50%) of the dwelling units
constructed shall have brick orstone (or a combination thereof)
fronts that cover a minimum of thirty percent (30%) of the façade
(which façade shall exclude gables, windows, trim, and doors).
Acceptable siding materials include brick, stone, a combination of
brick or stonestucco, 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 .042 inches. Synthetic
Stucco (E.I.F.S.) siding shall be finished in a smooth, sand or level
texture, no rough textures are permitted.
C. Foundations. All foundations shall be constructed of brick, stone,
or a combination thereof, and such foundations and shall extend a
minimum of eighteen (18) inches above final grade.
D. Roofs.
1.Varied Roof Line. Varied roof designs and materials shall be
used on facades of dwellings that face a street. Minimum roof
pitch shall be 6/12.
2.Roof Materials. Roofing material shall be dimensional
architectural shingles with a minimum 30-year warranty. All
flashing shall be copper or pre-finished aluminum (bronze or
black).
1817SN0534-2017DEC13-BOS-RPT
E. Porches and Stoops.
1.Front porches: All front entry stoops and front porches shall
be constructed with continuous foundation wall. The
foundation wall shall be constructed of brick, stone, a
combination of brick and stone, or stucco synthetic stucco
(E.I.F.S.), in the case where stucco or synthetic stucco (E.I.F.S.)
is used on the remainder of a dwelling. Extended front
railings shall be finished wood or metal railing with vertical
pickets, stainless steel cables, swan balusters, or better.
Pickets shall be supported on top and bottom rails that span
between columns. There shall be no unpainted vertical
surfaces on decks, porches and stoops on the front or sides of
the house.
F. Fireplaces, Chimneys and Flues.
1.Chimneys. Sided chimneys are permitted on roof planes or
facades and must have masonry foundations. Cantilevered
chimneys are not permitted. The width and depth of chimneys
shall be appropriately sized in proportion to the size and
height of the dwelling unit. For gas fireplaces, metal flues may
be used on the roof.
2.Direct Vent Fireplaces: Direct vent gas fireplace boxes which
protrude beyond the exterior plane of the dwelling unit, are
not permitted on front facades. All the exterior materials and
finishes used to enclose the fireplace box must match the
adjacent facade.
G. Heating, Ventilation and Air Conditioning (HVAC) Units and Whole
House Generators. HVAC units and whole house generators shall
initially be screened from view of public roads by landscaping or
low maintenance material, as approved by the Planning
Department. (P)
V. Front walks/Driveways.
A.Private Driveways. All private driveways serving residential uses shall
be hardscaped (which hardscaping may be constructed of brushed
concrete, stamped concrete, exposed aggregate concrete, or
decorative pavers). Private driveways shall not require curb and
gutter.
B.Front Walks. Front walks shall be provided to the front entrance of
each dwelling unit. Front walks shall be hardscaped (which
hardscaping may be constructed of brushed concrete, stamped
1917SN0534-2017DEC13-BOS-RPT
concrete, exposed aggregate concrete, or decorative pavers). Front
walks shall be a minimum of three and one-half (3.5) feet wide. (P)
VI. Garages.
A. All units shall have an attached two-car garage. No front-loaded
garages shall be permitted except in the case where a dwelling
includes three garages. In the case where a dwelling has three
garages, no more than one garage shall be front-loaded.
B. Both 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.
C. Front-loaded garages shall be permitted to extend past the front
line of the main dwelling provided that the architectural
treatment of the garage (with respect to fenestration and
foundation treatment) generally conforms to the example photo
attached hereto as Exhibit A. (P)
VII. Landscaping and Yards.
A.Sod and Irrigation. All front and corner side yards shall be sodded
and irrigated.
B.Front Foundation Planting Bed: 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 dwelling 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 feet apart, and planting beds
may include spreading groundcovers. Unit corners shall be
visually softened with vertical accent shrubs (4-5 feet in height) or
small evergreen trees (6-8 feet in height) at the time of planting.
C.Front Yard Tree: One (1) tree per lot shall be planted or retained.
A tree shall be planted or retained on both street frontages on
corner lots. The front yard tree shall be a large deciduous tree
and have a minimum caliper of two and one-half (2.5) inches.
Native trees shall be permitted to have a minimum caliper of two
(2) inches.
2017SN0534-2017DEC13-BOS-RPT
D.Rear Yard Landscaping Area: For all lots that adjoin either the
Cypress Woods subdivision or the Ramblewood Forest subdivision
a ten (10) foot wide landscaping area shall be provided on all lots
along the rear property line of each lot or as near to the rear
property line as is practicable to allow for installation and
maintenance of utilities and drainage facilities. The exact location
of each such landscaping area shall be specified in a landscape
plan for each lot, which shall be submitted for review and
approval by the Planning Department at the time of building
landscaping area, the Applicant/Developer/Subdivider shall install
landscaping in accordance with Landscape B (Option 1) as set
forth in the Zoning Ordinance. The landscaping required by the
Rear Yard Landscaping Plan shall be installed by the
Applicant/Developer/Subdivider prior to issuance of a certificate
of occupancy for the unit unless the Planning Department
approves an alternate installation schedule. Healthy existing
vegetation shall be credited toward meeting the requirements of
this condition VII.D, provided that such vegetation is reasonably
distributed throughout the required ten (10) foot wide
landscaping area. (P)
VIII. Density and Lots.
A. Number of Lots. The number of dwelling units shall not exceed 88.
B. Minimum Average Lot Size. The average lot size for the entire
Property shall be no less than 14,500 square feet. (P)
IX. Minimum Dwelling Unit Size. Minimum dwelling unit sizes shall apply:
A. 1,800 square feet of gross floor area for each two-story dwelling.
B. 1,600 square feet of gross floor area for each Cape Cod-style or
Ranch-style dwelling.
C. 1,500 square feet of gross floor area for each tri-level dwelling. (P)
X. Post Development Runoff.
A. For portions of the Property that are designated to drain to
Johnson Creek, the post development runoff rate for the 2, 10,
and 100 year storms shall not exceed the corresponding
predevelopment runoff rate.
B. Storm water drainage from the property shall be directed away
from Tax ID 814-650-7955, unless otherwise approved by the
Department of Environmental Engineering. (EE)
2117SN0534-2017DEC13-BOS-RPT
XI. Connection to County Water/Sewer. The applicant or developer shall
connect the Property to County water and sewer at time of construction.
(U)
2217SN0534-2017DEC13-BOS-RPT
ATTACHMENT 2
EXHIBIT
2317SN0534-2017DEC13-BOS-RPT