18SN0669
CASE NUMBER: 18SN0669
APPLICANT: JFB Richmond Investments LLC
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
SIS
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
MARCH 14, 2018
BOSTime Remaining:
365 DAYS
Applicant Agent:
ANDREW M. CONDLIN (804-977-3373)
KENNETH JONES (804-745-0000)
13.7 Acres 7251 N. Spring Run Road
Planning Department Case Manager:
JANE PETERSON (804-748-1045)
REQUEST
Amendment of zoning approval (Case 16SN0554) to amend cash proffers in a Residential Multi-
Family (R-MF) District. Specifically, the applicant proposes to amend Proffered Condition 7
relative to cash proffer payments.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions
B.Proffered condition and approved zoning conditions are located in Attachments 1 and 2.
SUMMARY
An age-restricted multi-family apartment and condominium development (Spring Run Senior
Housing) is planned. Existing zoning permits a maximum of 136 dwelling units, all of which are
impacted by this request.
The current cash proffer amount is $11,152 per dwelling unit. The current total potential value of
the approved cash proffer equates to $1,516,672. With this request, the applicant has requested
reduce the cash proffer to $2,914 per dwelling unit; equating to a total potential value of
$396,304.
Existing zoning conditions and those proffered with this case provide design and architectural
standards that will complement the surrounding residential and commercial developments.
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING AND TRANSPORTATION APPROVAL
The quality, design and architecture required by existing zoning
conditions and offered by the applicant in this case provide for a
STAFF convenient, attractive and harmonious community that will
complement the surrounding community.
t will be addressed by providing cash
payments.
Providing a FIRST CHOICE community through excellence in public service
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Comprehensive Plan
Classification: MEDIUM-HIGH DENSITY RESIDENTIAL & NEIGHBORHOOD BUSINESS
The designation suggests the property is appropriate for 4.0 to 8.0 dwellings per acre.
Various residential types such as single family, two-family, zero lot line, townhouse, condominium
and multifamily dwellings would be permitted.
T designation suggest that a portion of the property is appropriate for
commercial uses that serve neighborhood-wide trade areas.
Surrounding Land Uses and Development
Hull Street Road
Commercial
Uses
Deer Run Shopping
Center
Norwood Pond
Deer Run
N. Spring Run
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PLANNING
Staff Contact: Jane Peterson (804-748-1045) petersonj@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Multifamily Residential (R-MF) plus conditional use planned
development to permit exceptions to setbacks, project size, access, street
design, dwellings per floor and recreational areas.
16SN0554 Proffered conditions limited development to 136 age-restricted dwelling units
Approved
Cash proffer of $11,152 per dwelling unit (currently escalated to $11,152) to
(2/2016)
address impacts on roads, fire stations, libraries and parks
The staff report for Case 16SN0554 analyzed the impact of the proposed
impact.
Proposal
Existing zoning permits a maximum of 136 age-restricted apartment and condominium units. One-
hundred (100) dwelling units would be constructed within a four (4) story apartment buildings.
The remaining thirty-six (36) dwelling units would be developed as quad-style condominiums.
Recreational amenities in the form of a clubhouse, pool and walking trails would serve residents of
the development.
Design Requirements of Case 16SN0554
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 2):
Community Design
Concept Plan (Attachment 3)
o
Clubhouse (3,500 square feet) and pool, with timing for completion
o
Sidewalks and trails
o
Focal point
o
Landscaping around buildings, within medians and common areas
o
Pedestrian-scale lighting (except for parking lots)
o
Private road access connection to adjacent shopping center
o
Building Design
Building elevations (Attachment 4)
o
Maximum height for apartment building (4-stories) and condominiums
o
-stories)
Building and roof materials to include minimum provisions for stone veneer on
o
residential buildings and clubhouse; prohibition on use of vinyl
Exterior building lighting fixtures
o
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Design
High quality residential development addresses the Comprehensive Plan goals for strong and
sustainable neighborhoods that are visually attractive, well-planned and well-maintained.
Further, the purpose and intent of the zoning ordinance to promote the health, safety,
convenience and general welfare of the public includes the creation of convenient, attractive
and harmonious communities, protection against overcrowding of land, and protection of the
natural environment. As such, developments that promote unique, viable and long-lasting
places and enhance the community are encouraged.
The following provides an overview of additional design requirements offered as part of this
request (Attachment 1 Proffered Conditions):
Community Design
Front foundation planting beds
o
Screening of utility units (HVAC, generators, etc.)
o
Pedestrian connection to sidewalks on North Spring Run Road
o
Dry or underground stormwater facility designed as amenity feature
o
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions of this request along with those approved with Case 16SN0554 include quality
design and architectural elements that will complement the surrounding community (existing
and planned area development).
BUDGET & MANAGEMENT
Staff Contact: Natalie Spillman (804-318-8767) spillmann@chesterfield.gov
County finance staff is responsible for managing the finances of the County and making
recommendations to the County Administrator regarding the allocation of available resources
for the provision of services and capital facilities to serve the citizens of the County. Finance
staff will advise the County Administrator if changed economic circumstances require
adjustments to th
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COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The property could be developed for 136 units. Based on those numbers of units and applying
trip generation rates for a senior housing (attached) unit, the proposed development could
generate approximately 426 average daily trips. Traffic generated by development of the
property will be distributed to North Spring Run Road.
North Spring Run Road is identified on the /ƚǒƓƷǤ ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ as a major arterial with a
recommended right of way width of 90 feet. North Spring Run Road is a two-lane road. Sections
of the road are substandard, with approximately 10-foot lane widths and no usable shoulders.
VDOT minimum geometric design standards recommend this road have 12-foot lane widths and
10-foot shoulders. In 2015, the traffic count on North Spring Run Road south of Hull Street Road
Section 19.1-231 of the County Code outlines the general requirements to meet the needs of
the traffic generated by a proposed development, including acceptable levels of service. This
proposed residential development would contribute to an identifiable need for transportation
improvements. The applicant has not offered to provide any mitigating road improvements.
The property is within Traffic Shed 12, which encompasses a large area in the south-central part
of the county. 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
a cash proffer. If an applicant elects to offer cash t
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. The Policy allows the
county to consider mitigating circumstances about a proposed development. In this case, the
residential development is limited to aged-restricted (attached) units which generate
approximately 31% of the traffic of single-family dwelling units. Because of this, the traffic
impact of the senior housing (attached) unit could be addressed with $2,914 (31% of $9,400)
per unit. The traffic impact could be valued at $396,304 ($2,914 x 136).
The applicant has proffered to pay $2,914 per age-restricted unit (Proffered Condition). 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 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 Clover Hill Fire Station, Company Number 7
The Manchester Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of .625 calls per dwelling, it is estimated that this development will
generate 85 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
School, Matoaca Elementary School, Harrowgate Elementary School, Reams Elementary School,
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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 0 0 0 0
School Type
Schools Currently Serving Area Alberta Smith Bailey Bridge Manchester
Current Enrollment 649 1397 1983
Building Capacity (2) 825 1875 2675
2016-17
Functional Capacity (3) 705 1455 2344
School Year
Enrollment Percent of Total 92% 96% 85%
Data
Functional Capacity
Total Number of Trailers 2 0 5
Number of Classroom Trailers 1 0 5
Note:
Based upon average number of students per multifamily dwelling unit countywide at 0.33 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)
Additional Schools Comments
After review of this request for age-restricted dwelling units, the proposed rezoning case may have
minimal impact on school facilities. Recent research on the actual student yield from age-restricted
housing reported in April 2016 revealed that there was a small yield (four elementary students out
of the total school population) from all age-managed dwelling units. It is possible however, that
over time this case combined with other proposed residential developments and other zoning
cases in the area will continue to push schools to their capacity and therefore impact the capacity
of facilities division-wide.
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
resource for information and materials, and now serves as a community gathering place for
educational, cultural and informational services; community support during emergencies;
economic development; and revitalization activities.
Nearby Libraries
Clover Hill
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Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Clover Hill library should be expanded/replaced or a new
facility shall be constructed in the general vicinity at or near current site. Land for expansion or
replacement of this facility or new facility has been acquired.
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 was proffered under case 16SN0554. The proposed
request to amend cash proffers will not impact the public water and wastewater system.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Proffered Condition 22 of Case 16SN0554 was offered to address downstream drainage impacts,
and will not be affected with this amendment.
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CASE HISTORY
Applicant Submittals
12/7/17 Application submitted
1/25, 2/2 & Proffered conditions submitted
2/8/18
Community Meeting
2/12/18 Issues Discussed:
Proposed access improvements to site and adjacent shopping center
Stormwater discharge
Pedestrian connections
Traffic delays at N. Spring Run/Hull Street Roads intersection. Vehicles
awaiting left turn and straight movements impede right turns onto Hull
Street Rd.
Planning Commission
2/20/18 Citizen Comments:
No citizens spoke to this request.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Jones Second: Stariha
AYES: Sloan, Jackson, Jones and Stariha
ABSENT: Freye
The Board of Supervisors on Wednesday, March 14, 2018, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
(February 8, 2018)
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the Applicant.
1.Proffer 7 of Case 16SN0554 shall be amended so that it now reads as follows:
Road Cash Proffer. For each dwelling unit, the applicant, sub-divider, or assignee(s) shall
pay $2,914 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. (B & M & T)
2.The following proffers shall be added to Case 16SN0554:
a.Heating, ventilation and air conditioning (HVAC) units and whole house
generators shall initially be screened from view of public roads by landscaping or
low maintenance material, such as an opaque fence or wall, as approved by the
Planning Department.
b.Any dry or underground stormwater facility shall be designed to allow its use as
an amenity feature to be improved with one or more of the following: benches,
gathering areas; pedestrian trails or walkways, or as other features approved at
the time of site plan approval, all subject to approval of the Departments of
Planning and Environmental Engineering.
c.There shall be at least one pedestrian connection made between the pedestrian
areas internal to the site and the sidewalk along Spring Run Road.
d.Foundation planting is required along the entire front façade of all buildings for
the multi-family building and along the front façade of all single family units, and
shall extend along all sides of such units facing a street. Foundation planting
beds shall be a minimum of four (4) feet wide from the adjoining 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. Any single family unit building corners shall be visually softened
--
planting. (P)
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ATTACHMENT 2
APPROVED CONDITIONS AND TEXTUAL STATEMENT (16SN0554)
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TEXTUAL STATEMENT
December 30, 2015
Requested: Rezone 13.7 acres from O-2 and C-2 to R-MF with CUPD. Specifically, the applicant
requests the following exceptions to the Zoning Ordinance:
Multifamily residential dwellings (apartments and attached cottage (clustered) units) shall
be subject to the requirements of the Zoning Ordinance for the Residential Multi-Family
(R-MF) Districts, except as follows:
1.Project Size. The minimum project size shall be thirteen (13) acres.
2.Dwelling Units per Floor (maximum). A maximum of twenty-five (25) dwelling
units shall be permitted on any one floor of a building.
3.Roads.
a.The pavement width of access drives shall be twenty-six (26) feet
minimum.
b.One (1) access to a public road shall be provided and one (1) gated
emergency access shall also be provided, as shown on Exhibit A, except
as approved by the Transportation Department. Any gated emergency
access shall be reviewed and approved by the Fire Department.
4.Setbacks.
a. Private Streets and Drive Aisles.
1.All residential structures, including accessory structures, shall be
setback ten (10) feet from any private street or drive aisle.
2.The apartment building shall be setback no less than five (5) feet
from the edge of the sidewalk. This area shall be used as a
planting area.
b.Residential structures. All residential structures, including accessory
structures, shall be located at least six and one half (6.5) feet from any
parking space.
c.Structure Setbacks. All structures shall be set back a minimum of
fifteen (15) feet from all exterior property lines.
d.Parking areas. Parking areas and drive aisles may be constructed
between the multifamily building and Spring Run Road.
e.Distance between buildings. Fifteen (15) feet minimum.
5.Recreational Area. Recreational area of at least ten (10) percent of the project
area shall be provided.
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ATTACHMENT 3
APPROVED CONCEPTUAL PLAN- CASE 16SN0554
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ATTACHMENT 4
APPROVED CONCEPTUAL ELEVATIONS CASE 16SN0554
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