18SN0626
CASE NUMBER: 18SN0626
APPLICANT: Thomlyn LLC
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
FEBRUARY 28, 2018
BOSTime Remaining:
365 DAYS
Applicant Agent:
ANDY SCHERZER (804-794-0571)
50.8 Acres 18800 Woodpecker Road
Planning Department Case Manager:
DREW NOXON (804-796-7122
REQUEST
Amendment of zoning approval (Case 05SN0234) to amend cash proffers in a Residential (R-12)
District. Specifically, the applicant proposes to amend Proffered Condition 2 relative to cash
proffer payments.
Notes:
A.The only condition that may be imposed is a buffer condition. The property owner may proffer conditions
B.Proffered conditions and approved zoning conditions are located in Attachments 1 & 2.
SUMMARY
A single-family development (Branch Creek) is planned. Existing zoning permits a maximum of 83
dwelling units, all of which are impacted by this request.
The current cash proffer amount is $23,075 per dwelling unit. The current total potential value of
the approved cash proffer equates to $1,915,225. With this request, the applicant is proposing to
eliminate the cash proffer payment as the property is located within an area identified for
revitalization.
Existing zoning conditions and those proffered with this case provide design and architectural
standards (summarized on pages 5 & 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
The quality, design and architecture required by existing zoning
conditions and offered by the applicant in this case provide for a
convenient, attractive and harmonious community elevated in quality
STAFF
to that of the surrounding community.
TRANSPORTATION APPROVAL
Located within a revitalization area. Under the Road Cash Proffer
Policy, no road cash proffer will be accepted.
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SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that Ettrick Elementary School
be revitalized or replaced. Post 2020, the tƌğƓ also recommends
revitalization or replacement of Matoaca East and Matoaca West Middle
SCHOOLS
Schools. 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 Ettrick-Matoaca library should be
expanded/replaced or a new facility shall be constructed in the general
LIBRARIES
vicinity at or near current site. Land for expansion or replacement of this
facility has not been acquired.
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for residential use of 2.0 to 4.0 dwelling units per
acre.
Surrounding Land Uses and Development
Chesnut Ridge Rd
Woodpecker Rd
Single-family uses
-The Vineyard at
Forest View
Single-family uses
Single-family and
-Shadowbrook
agricultural uses
Heights
Woodpecker Rd
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PLANNING
Staff Contact: Drew Noxon (804-796-7122) noxona@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Residential R-12 to permit single -family residential development
Proffered conditions limited development to 83 dwelling units
05SN0234
Cash proffer payment of $15,600 per dwelling unit to address impacts on
Approved
schools, roads, fire, parks and libraries (currently escalated to $23,075)
(11/22/2005)
The staff report for Case 05SN0234 analyzed the impact of the proposed
ffer to mitigate that
impact.
Design Requirements of Case 05SN0234
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 2):
Minimum dwelling size (gross floor area) of 2,000 square feet
Restrictive covenants (County ensures recordation, but not enforcement)
Minimum 14 acres of open space
Buffers and Resource Protection Area (RPA) recorded as open space
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 Condition):
Lot Design
Hardscaped driveways to include asphalt
o
Concrete front walkways
o
Front foundation planting beds
o
One front (and corner side) yard tree per lot
o
Screening of mechanical units
o
Dwelling Design
Traditional Richmond architectural style
o
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Various building materials to include vinyl with a minimum thickness of 0.044 inches
o
Foundations of brick or stone veneer
o
Limitations on use of step down siding
o
30-year architectural/dimensional roof shingles
o
All street-facing facades finished in same materials
o
Variety of elevations along street to avoid monotonous streetscape
o
Maximum projection for front-loaded garages from front facade; upgraded garage
o
door treatments for front and corner-side loaded garages
Front porches/stoops on all dwellings and front porch/stoop treatment
o
Chimney treatment
o
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions of this request along with those approved with Case 05SN0234 include quality
design and architectural elements that are elevated in quality to that of the surrounding
community.
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
(as reflected in proffers dated 1/4/18), represents a substantial improvement above conditions
of older residential development in the vicinity.
Specifically, this project would be a substantial improvement in terms of: paved driveways,
foundation treatment, foundation planting beds, front porches, minimum house size,
HVAC screening, roof materials, siding materials, and yard trees.
The project would be generally equivalent to surrounding development in terms of:
architectural variation, common recreational area (not specified), front walks, garages,
landscaping other than foundation planting beds and yard trees (not specified), roof form (not
specified), sidewalks (not specified), and street trees (not specified).
The Department of Community Enhancement supports the proposal as proffered.
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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
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The property could be developed for 83 lots. Based on those numbers of lots and applying trip
generation rates for a single-family dwelling, development could generate approximately
885 average daily trips. Traffic generated by development of the property will be initially
distributed to Woodpecker Road.
Woodpecker Road is a major arterial with a recommended right of way width of 90 feet, as
identified on the County Thoroughfare Plan. Woodpecker Road is a two-lane road. Sections of
the road are substandard, with approximately 10-foot lane widths and minimal 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 Woodpecker Road between Dupuy
Section 19.1-231 of the County Code outlines the general requirements to meet the needs of
the traffic generated by a proposed development, including acceptable levels of service. This
proposed residential development would contribute to an identifiable need for transportation
improvements. The applicant has not offered to provide any mitigating road improvements.
The property is within Traffic Shed 16, which encompasses a large area in the southern part of
the county, south of River Road, Hickory Road, Matoaca Road, and Woodpecker Road. Many
roads in this part of the county have little or no shoulders, fixed objects (trees) adjacent to the
edge of the pavement and poor vertical and horizontal alignments. The traffic volume
generated from this proposed residential development will contribute to an identifiable need
for transportation facility improvements to these roads in excess of existing transportation
facility capacity. Roads in this shed or which serve this shed need to be improved or widened to
address safety and accommodate increased traffic, including the increased traffic from the
proposed development.
An ap
transportation network through dedication of property, construction of road improvements, or
a cash proffer. If an applicant elects to offer cash to address the impact on the count
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
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$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 of the proposed development could be valued at $780,200 (83 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.
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 Ettrick Fire Station, Company Number 12
The Ettrick-Matoaca Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of .23296 calls per dwelling, it is estimated that this development will
generate 19 annual calls for Fire/EMS services.
Additional Fire and EMS Comments
When the property is developed, the number of hydrants, quantity of water needed for fire
protection, and access requirements will be evaluated during the plans review process.
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SCHOOLS
Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net
Mission
High performing, high quality public schools contribute to the quality of life and economic
vitality of the County. The comprehensive plan suggests a greater focus should be placed on
linking schools with communities by providing greater access, flexible designs and locations that
better meet the needs of the communities in which they are located.
Capital Improvements
The School Board FY2017 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 FY2017.
Anticipated School Impacts
Elementary Middle High Total (1)
Anticipated Student Yield by 17 9 13 39
School Type
Schools Currently Serving Area Ettrick Matoaca Matoaca
Current Enrollment 619 930 1756
Building Capacity (2) 850 1875 1975
2016-17
Functional Capacity (3) 709 1267 1913
School Year
Enrollment Percent of Total 87 73% 92%
Data
Functional Capacity
Total Number of Trailers 1 3 5
Number of Classroom Trailers 0 3 5
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit.
(1)
Building capacity is the number of standard classrooms times the average class size of 25 students.
(2)
Functional capacity considers special programs occurring in the standard classrooms at less than average class size
(3)
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that Ettrick Elementary School be revitalized or replaced.
Post 2020, the tƌğƓ also recommends revitalization or replacement of Matoaca East and
Matoaca West Middle School, 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.
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
al function as a
resource for information and materials, and now serves as a community gathering place for
educational, cultural and informational services; community support during emergencies;
economic development; and revitalization activities.
Nearby Libraries
Ettrick-Matoaca Library
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Ettrick-Matoaca 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 has not been acquired.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
No comments received to date.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The applicant - Thomlyn LLC - has proffered the use of public water and wastewater systems.
The proposed request to amend cash proffers will not impact the public water and wastewater
system.
The Utilities Department supports this case
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
11/06/17 Application submitted
10/26/17, Proffered conditions submitted
12/05/17,
12/11/17 &
01/04/17
Community Meeting
12/11/17 Issues Discussed:
Road improvements offered with existing zoning
Trespassing and dumping on subject property
Sanitary sewer agreement between neighboring property owners
Utility connections
No specific concerns about the request
Planning Commission
1/16/18 Citizen Comments:
No citizens spoke to this request.
Recommendation APPROVAL SUBJECT TO THE PROFFERED CONDITIONS IN
ATTACHMENT 1
Motion: Wallin Second: Freye
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
(Submitted 1/4/17)
Note: The following proffered conditions are recommended by the Planning Commission and
Staff.
With the approval of this request, Proffered Condition 2 of Case 05SN0234 shall be deleted. All
other conditions of 05SN0234 shall remain in force and effect.
The Applicant hereby offers the following proffered conditions:
1.Architectural/Design Elements
A.Driveways/Front Walks
i.Driveways: All private driveways serving residential uses shall be brushed
concrete, stamped concrete, exposed aggregate concrete, decorative
pavers, or asphalt.
ii.Front Walks: A minimum of a three (3) foot wide concrete front walk shall
be provided to each dwelling unit to connect to drives, sidewalks or
streets.
B.Landscaping
i.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 2.5 inches. Native trees shall be permitted to have a minimum
caliper of 2 inches.
ii.Front Foundation Planting Beds: Foundation planting is required along
the entire front façade of all units, and shall extend along all sides facing
a street. Foundation Planting Beds shall be a minimum of four (4) feet
wide from the unit foundation. Planting beds shall be defined with a
trenched edge or suitable landscape edging material. Planting beds shall
include medium shrubs and may include spreading groundcovers. Unit
-
-
C.Architecture and Materials
i.Style and Form: The architectural styles shall be interpretations of
traditional Richmond architecture, using forms and elements compatible
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with styles such as Georgian, Adam, Classical Revival, Colonial, Greek
Revival, Queen Anne, and Craftsman Styles.
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.Foundations. All exposed portions of the foundation of each dwelling unit
shall be faced with brick or stone veneer.
iv.Step Down Siding. Stepping the siding down below the first floor shall
only be permitted in circumstances of unique topographical conditions.
Step downs shall be permitted on the side and rear elevations only, with
a maximum of two (2) steps permitted on any elevation, and with a
minimum separation of eight (8) feet between steps. A minimum of 24
inches of exposed brick or stone shall be required, unless a lesser amount
is approved by the Planning Department at time of plans review due to
unique design circumstances.
v.Exterior Facades: Acceptable siding materials include brick, stone,
masonry, stucco, synthetic stucco (E.I.F.S), vinyl siding, and approved
horizontal lap siding. Horizontal lap siding may be manufactured from
natural wood or cement fiber board or may be premium quality vinyl
siding. Dutch lap, plywood and metal siding are not permitted. Additional
siding requirements:
1.Where a dwelling borders more than one street, all street-facing
facades shall be finished in the same materials.
2.All vinyl siding shall have a minimum wall thickness of 0.044
inches.
3.Synthetic Stucco siding shall be finished in smooth, sand or level
texture. Rough textures are not permitted.
D.Roof Materials: Roofing material shall be dimensional architectural shingles or
better with a minimum 30-year warranty.
E.Porches and Stoops. Each dwelling unit shall have either a front entry stoop or
front porch. All front entry stoops and front porches shall be constructed with
front porches shall be a minimum of five (5) feet deep. Space between piers
under porches shall be enclosed with framed lattice panels. Handrails and
railings shall be finished painted wood, vinyl rails or metal rail systems with
vertical pickets or swan balusters. Pickets shall be supported on top and bottom
rails that span between columns.
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F.Garages.
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 four (4) 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 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 Fireplace. Direct vent gas fireplace boxes, which protrude
beyond the exterior face of the unit, are not permitted on front façades.
All the exterior materials and finishes used to enclose the fireplace box
must match the adjacent façade. (P)
2.Public Utilities. Public water and wastewater systems shall be used. (U)
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ATTACHMENT 2
APPROVED CONDITIONS (05SN0234)
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