18SN0609
CASE NUMBER:18SN0609
APPLICANT: SBR Sanctuary LLC
CHESTERFIELD COUNTY, VIRGINIA
MIDLOTHIAN DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
FEBRUARY 28, 2018
BOSTime Remaining:
365 DAYS
Agent:
PRESTON LLOYD (804-420-6615)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
29 Acres 16118 Garston Lane
REQUEST
Amendment of Case 14SN0544 to modify cash proffer payments and development standards is
proposed. Specifically, amendment of Proffered Condition 3 is requested to reduce cash
payments and amendment of Proffered Condition 6.C.3. is proposed to eliminate vinyl as an
acceptable siding material.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions and existing zoning conditions are located in Attachments 1-3.
SUMMARY
A single family residential subdivision (The Sanctuary at Roseland) is under development. Existing
zoning permits a maximum of 39 lots, 28 of which are impacted by this request. The current cash
proffer amount is $20,341 per dwelling unit. The current total potential value of the approved
cash proffer equates to $569,548. With this request, the applicant has requested to reduce the
cash proffer to $9,400 per dwelling unit; equating to a total potential value of $263,200.
The applicant has amended the application to eliminate vinyl as a permitted exterior siding
material. Existing zoning conditions and those proffered with this case provide design and
architectural standards (summarized on pages 6 and 7) that are comparable in quality to that of
the surrounding community.
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING AND TRANSPORTATION APPROVAL
Quality design and architecture required by existing zoning conditions
and offered by the applicant in this case provide for a convenient,
STAFF attractive and harmonious community comparable in quality to that of
the surrounding community.
payments.
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new elementary school be located
in the vicinity of Old Hundred and Otterdale Roads, north of Genito Road
and south of Midlothian Turnpike. In October 2016 the Board of
Supervisors approved Case 17PD0105 for substantial accord to permit a
elementary school located at 1501 Old Hundred Road, and the school
SCHOOLS
division has acquired this property. Post 2020, the tƌğƓ also recommends
a new high school in the vicinity of Genito and Otterdale Roads northwest
of Swift Creek Reservoir, however at this time a budget has not been
developed for the acquisition of land or construction of this school facility
as recommended in the tƌğƓ.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identified a need to expand or replace the
existing Midlothian Library and to construct two (2) new libraries to serve
LIBRARIES
this area of the County (in the vicinities of Otterdale/Hull Street Roads and
Otterdale/Genito Roads. Land for the new facilities has not been
acquired.
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TABLE A
REQUEST PROPERTIES
Tax Identification Number Address
713-696-3499 16118 GARSTON LN
713-696-5368 16125 GARSTON LN
713-696-6385 16119 GARSTON LN
713-697-6644 16100 GARSTON LN
713-697-7001 16113 GARSTON LN
713-697-7867 16012 GARSTON LN
713-697-8018 16107 GARSTON LN
713-697-8696 15807 SWINDON WAY
713-697-9140 15755 GARSTON PL
713-698-9926 15806 SWINDON WAY
714-697-0169 15754 GARSTON PL
714-697-0888 16001 GARSTON LN
714-698-0744 15918 GARSTON LN
714-698-1359 15912 GARSTON LN
714-698-1606 15925 GARSTON LN
714-698-2725 15919 GARSTON LN
714-698-3849 15913 GARSTON LN
714-698-4670 15907 GARSTON LN
714-698-5487 15753 LONG LANDING WAY
714-699-3715 15824 GARSTON LN
714-699-3947 15812 GARSTON LN
714-699-4329 15818 GARSTON LN
714-699-4763 15806 GARSTON LN
714-699-6567 15800 GARSTON LN
714-699-7110 15752 LONG LANDING WAY
714-699-8431 15807 GARSTON LN
714-699-8651 15801 GARSTON LN
714-699-9858 1510 OLD HUNDRED RD
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL I
The designation suggests the property is appropriate for residential use of 2.0 dwellings per acre.
Surrounding Land Uses and Development
Bright Walton Rd
Single family
residential North
Hundred
Single family
residential -
Hallsley
Old Hundred Rd
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Zoning History
Case Number Request
Rezoning from Agricultural (A) District to Residential (R-15) District plus
Conditional Use Planned Development to permit exceptions to Ordinance
requirements.
07SN0206*
Approved
Proffered conditions limited development to 45 dwelling units on lots with
(6/2008)
minimum areas ranging between 9,500 square feet and 20,000 square feet
Cash proffer of $15,600 per dwelling unit to be escalated by the Marshall and
Swift Building Cost Index. (currently escalated to $20,341)
Amendment of Case 07SN0206 to modify development plan and reduce
density and cash proffer payments
Density reduced to a maximum of 39 lots on lots with a minimum area of
14SN0544*
15,000 square feet
Cash proffer of $18,966 per dwelling unit; currently escalated to $20,341 by
the Marshall and Swift Building Cost Index
Ϋ The staff report for these cases analyzed the impact of the proposed development on public facilities and
Proposal
Existing zoning permits a maximum of 39 single family dwelling units. Based on the recorded plat
for The Sanctuary at Roseland subdivision and existing dwellings, 28 lots would be impacted by
this request.
Design Requirements of Cases 07SN0206 and 14SN0544
The following provides an overview of the approved design requirements referenced in attached
case information (Attachments 2 and 3):
Community
Sidewalks and street trees on one both sides of roads
o
Sidewalks and streets connecting to adjacent parcels/subdivisions
o
Existing recreational amenities made available to residents
o
Lot
Sodded front yards with front foundation planting beds and a tree planted on each
o
lot
Hardscaped driveways and front walks
o
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Building
Variety of frontal elevations to maintain visual interest along the streetscape
o
Minimum dwelling size 3,200 square feet
o
Front-loaded garage no closer to street than front façade of main dwelling
o
30-year dimensional shingled roofs and front porch treatment
o
Variety of siding materials including brick, stone, stucco, wood, cement fiber board
o
and vinyl (0.44 thickness)
Foundations of brick, stone or stucco (including synthetic stucco)
o
Design
High quality residential development addresses the Comprehensive Plan goals for strong and
sustainable neighborhoods that are visually attractive, well-planned and well-maintained.
Further, the purpose and intent of the zoning ordinance to promote the health, safety,
convenience and general welfare of the public includes the creation of convenient, attractive
and harmonious communities, protection against overcrowding of land, and protection of the
natural environment. As such, developments that promote unique, viable and long lasting
places and enhance the community are encouraged.
The following provides an overview of additional design requirements offered as part of this
request (Attachment 1 Proffered Conditions 2 and 3):
Lot
Hardscaped driveway materials include concrete products only - no asphalt
o
All yards (front, side and rear) will be sodded and irrigated
o
Mechanical equipment will be screened
o
Building
Vinyl excluded as a permitted exterior building façade material (amendment to
Proffered Condition 6.C.3 of Case 14SN0544)
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the conditions of
existing zoning and those proffered by the applicant in this case include quality design and
architectural elements that are comparable in quality to that of the surrounding community.
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
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COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The property could be developed for 28 lots. Based on those numbers of lots and applying trip
generation rates for a single-family dwelling, development could generate approximately 326
average daily trips. Traffic generated by development of the property will initially be distributed
through adjoining residential streets to Brightwalton Road and then to Old Hundred Road.
Old Hundred Road is a major arterial with a recommended right of way width of 90 feet, as
identified on the /ƚǒƓƷǤ ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Old Hundred Road is a two-lane road. Sections of
the road have been improved in conjunction with adjacent residential development. Other
sections of the road are substandard, with approximately 10-foot lane widths and no usable
shoulders. VDOT minimum geometric design standards recommend this road have 12-foot lane
widths and 10-foot shoulders. In 2015, the traffic count on Old Hundred Road south of
Midlothian Turnpike was 4,230 vehicles per day D).
Section 19.1-231 of the County Code outlines the general requirements to meet the needs of
the traffic generated by a proposed development, including acceptable levels of service. This
proposed residential development would contribute to an identifiable need for transportation
improvements. The applicant has not offered to provide any mitigating road improvements.
The property is within Traffic Shed 6, which encompasses a large area in the western part of the
county. Many of the 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.
An applicant
transportation network through dedication of property, construction of road improvements, or
d
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
appropriate. The traffic impact could be valued at $263,200 ($9,400 x 28).
The applicant has proffered to pay $9,400 for each dwelling unit (Proffered Condition 1). Staff
supports the request.
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FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
Mission
The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the
environment through a comprehensive fire and life safety program that ensures an adequate
and timely response to emergencies.
Response Times
The proposed development is located in the rural response zone for which Fire & EMS has a goal
of responding to at least 90% of the calls for service in under twelve (12) minutes. Fire and EMS
is currently unable to meet that goal.
Nearby Fire/EMS Facilities
The Swift Creek Fire Station, Company Number 16
Anticipated Fire & EMS Impacts/Needs
Based on an average of .17528 calls per dwelling, it is estimated that this development will
generate 5 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,
Monacan High School, Manchester Middle School, Beulah Elementary School, Enon Elementary
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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 6 3 4 12
School Type
Schools Currently Serving Area Watkins Midlothian Midlothian
Current Enrollment 1152 1281 1544
(2)
Building Capacity 1175 1975 2075
2016-17
(3)
Functional Capacity 999 1376 1957
School Year
Enrollment Percent of Total 115% 93% 79%
Data
Functional Capacity
Total Number of Trailers 15 3 0
Number of Classroom Trailers 14 0 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
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new elementary school be located in the vicinity of Old
Hundred and Otterdale Roads, north of Genito Road and south of Midlothian Turnpike. In
October 2016 the Board of Supervisors approved Case 17PD0105 for substantial accord to
permit a elementary school located at 1501 Old Hundred Road, and the school division has
acquired this property. Post 2020, the tƌğƓ also recommends a new high school in the vicinity
of Genito and Otterdale Roads northwest of Swift Creek Reservoir, however at this time a
budget has not been developed for the acquisition of land or construction of this school facility
as recommended in the tƌğƓ.
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.
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Nearby Libraries
Midlothian
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identified a need to expand or replace the existing Midlothian Library
and to construct two (2) new libraries to serve this area of the County (in the vicinities of
Otterdale/Hull Street Roads and Otterdale/Genito Roads. Land for the new facilities has not
been acquired.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
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
The use of public water and wastewater is required by Proffered Condition 4 of Case 07SN0206.
The proposed request to amend cash proffers will not impact the public water and wastewater
system.
The Utilities Department supports this case
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
09/13/17 Application submitted
12/29/18 Application amended
12/20/17 Proffered conditions submitted
and 1/3
and
1/10/18
Community Meeting
12/6/17 No citizens attended
Planning Commission
11/21/17 Action DEFERRED TO DECEMBER 19, 2017
12/19/17 Action DEFERRED TO JANUARY 16, 2018
1/16/18 Citizen Comments:
No citizens spoke to this case.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Jones Second: Jackson
AYES: Sloan, Jackson, Freye, Jones and Wallin
The Board of Supervisors on Wednesday, February 28, 2018, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
January 10, 2018
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the Applicant.
The property owner and applicant in this case, pursuant to Section 15.2-2298 of the Code of
Virginia (1950, as amended) and the Zoning Ordinance of Chesterfield County, for itself and its
successors and assigns, proffers that the property under consideration, being more particularly
following amended proffered conditions, if and only if, the request submitted herewith is
granted with only those conditions agreed to by the owner and applicant. In the event the
above-referenced application is not granted by the Board of Supervisors of Chesterfield County,
these proffers shall be withdrawn and are null and void and all existing proffers associated with
the Property shall govern.
1. The Applicant hereby amends Proffered Condition 3 of Case 14SN0544 to read as
follows:
Cash Proffer:
a. 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 within the
service district for the property. Each payment shall be made prior to the
issuance of a building permit for a dwelling unit unless state law modifies the
timing of the payment. Should Chesterfield County impose impact fees at any
time during the life of the development that are applicable to the property, the
amount paid in cash proffers shall be in lieu of or credited toward, but not be in
addition to, any impact fees, in a manner determined by the County.
b. Cash proffer payments shall be spent for the purposes proffered or as otherwise
permitted by law. (B & M and T)
2. The Applicant hereby amends Proffered Condition 6.C.3 of Case 14SN0544 as follows:
Exterior Facades: Acceptable siding materials include brick, stone, masonry,
stucco, synthetic stucco (E.I.F.S.), and horizontal lap siding. Horizontal lap siding
may be permitted to be manufactured from natural wood or cement fiber board.
Plywood, metal, and vinyl siding are not permitted. Additional siding
requirements:
a.Where a dwelling borders more than one street, all street-facing facades
shall be finished in the same materials.
b. Cementitious siding is permitted in traditional wide beaded styles only,
unless otherwise approved by the Architectural Board for special design
considerations.
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c. Synthetic Stucco (E.I.F.S.) siding shall be finished in smooth, sand or level
texture. Rough textures are not permitted. (P and BI)
3. The Applicant hereby offers the following additional proffered conditions which shall
apply to all new dwellings on the property:
a.Screening of Heating, Ventilation and Air Conditioning (HVAC) Units and
Whole House Generators. HVAC units and whole house, permanent
generators, if any, shall initially be screened from view of public roads by
landscaping or low maintenance material.
b.Driveways: All primary portions of driveways and parking areas shall be
constructed of concrete.
c.Front Yards. Except for the foundation planting bed, all cleared yards
shall initially be sodded and irrigated. (P)
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ATTACHMENT 2
CONDITIONS OF APPROVAL CASE 14SN0544
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ATTACHMENT 3
CONDITIONS OF APPROVAL CASE 07SN0206
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