18SN0721
CASE NUMBER: 18SN0721
APPLICANT: Kidd and Co. Inc.
CHESTERFIELD COUNTY, VIRGINIA
CLOVER HILL DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
JULY 25, 2018
BOS Time Remaining:
365 DAYS
WILLIAM BURTON (804-303-5262)
Planning Department Case Manager:
DREW NOXON (804-796-7122)
12.3 Acres 2516 Hicks Road
REQUEST
Amendment of zoning approval (Case 07SN0211) to amend cash proffers, access and restrictive
covenants in a Residential (R-12) District. Specifically, the applicant proposes to amend Proffered
Condition 5 to permit a temporary construction access to Hicks Road, and to delete Proffered
Conditions 7 and 8 relative to cash proffer payment and recordation of restrictive covenants.
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 and 2.
SUMMARY
A single-family development (Bexley, Phase 2) is planned. Existing zoning permits a
maximum of 25 single-family homes, all of which are included in this request.
The current cash proffer amount is $21,504 per dwelling unit. The current total potential value of
the approved cash proffer equates to $537,600. 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 comparable in quality to that of the overall
Bexley community.
RECOMMENDATIONS
APPROVAL
PLANNING
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 comparable in quality
STAFF
to that of the overall Bexley community.
TRANSPORTATION APPROVAL
Property is located within a revitalization area. Under the Road Cash
Proffer Policy, no road cash proffer will be accepted
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that A. M. Davis Elementary School
be revitalized or replaced post 2020, however, at this time a budget has
SCHOOLS
not been developed for the acquisition of land or construction of this
school facility as recommended in the tƌğƓ.
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for residential use 2.0 to 4.0 dwellings per acre.
Surrounding Land Uses and Development
Hicks Rd Mt. Gilead Blvd.
Bexley Subdivision
Single-family uses
Camelback Rd
Elkview Dr.
Wicklow Lp.
Llama Ln.
Bexley Cosmopolitan
Subdivision
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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) with Conditional Use Planned Development to
permit reduced side yard dwelling setbacks
Proffered conditions limited development to 25 lots; prohibited vehicular
07SN0211 access from Hicks Road; and required the recordation of restrictive
Approved covenants for the development.
(3/2007)
Cash proffer of $15,600 per dwelling unit (currently escalated to $21,504)
The staff report for Case 07SN0211 analyzed the impact of the proposed
fer to mitigate that
impact.
Design Requirements of Case 07SN0211
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 2):
Restrictive covenants including the following (Note: The County ensures recordation,
but not enforcement):
Minimum home size (gross floor area)
o
One-story - 1,800 square feet
Two-story - 2,000 square feet
When adjacent to Lots 1, 2, 3 & 4 of Bexley, Resub Portion of Section 7, 2,000
square feet for one-story dwellings and 2,200 square feet for two-story
dwellings
40-year architectural/dimensional roof shingles
o
Architectural post lamps in yards
o
Sidewalks of exposed aggregate concrete, brick, or other masonry products. No
o
smooth concrete surfaces permitted, except garage aprons.
Outbuildings that match construction and siding materials of homes
o
Heating and air conditioning equipment and trash areas screened
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.
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The following provides an overview of additional design requirements offered as part of this
request (Attachment 1 Proffered Conditions):
Community Design
Incorporation into existing Bexley Home Owners Association or Establishment of new
o
HOA
Treatment of stormwater management facility (SWM/BMP) with painted metal
o
fencing and aeration system
Lot Design
Hardscaped driveways to include asphalt and concrete
o
Hardscaped front walkways to include concrete
o
Foundation plating beds
o
Front yards sodded and irrigated
o
One front yard tree per lot
o
Screening of mechanical units
o
Outbuildings (150 square feet or greater in area) that match construction and style
o
of homes
Dwelling Design
Minimum dwelling size (gross floor area) of 2,000 square feet for one-story dwellings
o
and 2,200 square feet for dwellings with more than one story
Various building materials to include vinyl with a minimum thickness of 0.042
o
inches (Dutch lap siding not permitted)
Corner side façades with corner side-loaded garage and window treatment to
o
break up flat facades (Preliminary Subdivision Plan includes two corner lots
impacted by this requirement)
Foundations of brick or stone veneer
o
40-year architectural/dimensional roof shingles, and/or standing seem or copper
o
roofing material
Variety of elevations along street to avoid monotonous streetscape
o
All homes have attached garages
o
Maximum projection for front-loaded garages from front porches; upgraded
o
garage door treatments for front and corner-side loaded garages
Front porches/covered stoops on all dwellings and front porch/stoop treatment
o
Fireplace/Chimney treatment
o
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions of this request include quality design and architectural elements that are
comparable in quality to that of the overall Bexley community.
Restrictive Covenants
Proffered Condition 8 of Case 07SN0211 requires the recordation of restrictive covenants. The
applicant proposes to delete this condition as the County does not have the authority to enforce
restrictive covenants. Proffered conditions are offered to address specific items listed in these
restrictive covenants, to include minimum dwelling size, roofing materials, private walkways,
exterior materials of outbuildings and mechanical unit screening. As proffered conditions, these
items would be enforceable by the County. In addition, the applicants have provided that the
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development will be part of the Bexley Home Owners Association or a new association would be
established.
REVITALIZATION
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 6/5/18), represents a substantial improvement above
conditions of older residential development in the vicinity.
Specifically, this project would be a substantial improvement in terms of: driveways, front
porches, garages, 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), foundation planting beds,
foundation treatment, front walks, association, minimum house size,
landscaping, sidewalks (not specified), and street trees (not specified).
The Department of Community Enhancement supports the proposal as proffered.
BUDGET & MANAGEMENT
Staff Contact: Natalie Spillman (804-318-8767) spillmann@chesterfield.gov
County finance staff is responsible for managing the finances of the County and making
recommendations to the County Administrator regarding the allocation of available resources
for the provision of services and capital facilities to serve the citizens of the County. Finance
staff will advise the County Administrator if changed economic circumstances require
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COUNTY TRANSPORTATION
Staff Contact: Steven Adams (804-748-4461) adamsst@chesterfield.gov
The applicant has proffered a maximum development of 25 lots (Proffered Condition 6 of Case
07SN0211). Based on those number of lots and applying trip generation rates for single family
detached housing, development could generate approximately 290 average daily trips. Traffic
generated by development of the property will be initially distributed along Hicks Road.
Hicks Road is a major arterial with a recommended right of way width of 90 feet, as identified
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Hicks Road is a two-lane road. In 2015, the traffic count on
The county is managing a VDOT Revenue Sharing funds (50% state funds and 50% county
funds) to reconstruct and improve the substandard curve and shoulders along Hicks Road
between Mount Gilead Boulevard and Cardiff Lane. Construction is scheduled to begin this
June with completion anticipated in October.
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 additional mitigating road
improvements.
To address citizen concerns with the adjacent subdivision, the applicant has requested to
amend Proffered Condition 5 of Case 07SN0211 to permit temporary construction access to
Hicks Road. Staff supports this requested amendment.
The property is within Traffic Shed 4, which encompasses the area of the County south of
Midlothian Turnpike, north of Hull Street Road, and east of Courthouse Road. Several roads in
this area of the County have been widened to four or six lanes. However, some 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 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,
road 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
through payment of a cash proffer, $9,400 per dwelling unit for improvements to the road
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network would be appropriate. The traffic impact of the proposed development could be
valued at $235,000 (25 x $9,400).
According to the Department of Community Enhancement, the property is located within a
revitalization area. Under the Road Cash Proffer Policy, no road cash proffer will be accepted
for development in these areas. Staff supports the request.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
No comments received to date.
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
Mission
The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the
environment through a comprehensive fire and life safety program that ensures an adequate
and timely response to emergencies.
Response Times
The proposed development is located in the urban response zone for which Fire & EMS has a
goal of responding to at least 90% of the calls for service in under seven (7) minutes. Fire and
EMS is currently unable to meet that goal.
Nearby Fire/EMS Facilities
The Manchester Fire Station, Company Number 2
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.14868 calls per dwelling, it is estimated that this development will
generate 4 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 5 3 4 12
School Type
Schools Currently Serving Area Davis Providence Monacan
Current Enrollment 658 852 1428
(2)
Building Capacity 850 1425 2100
2016-17
(3)
Functional Capacity 724 978 2005
School Year
Enrollment Percent of Total 91% 87% 71%
Data
Functional Capacity
Total Number of Trailers 9 0 0
Number of Classroom Trailers 7 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 that A. M. Davis Elementary School be revitalized or
replaced post 2020, 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.
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
resource for information and materials, and now serves as a community gathering place for
educational, cultural and informational services; community support during emergencies;
economic development; and revitalization activities.
Nearby Libraries
LaPrade Library
UTILITIES
Staff Contact: Jamie Bland (804-751-4439)
The use of public water was proffered under Case 07SN0211 (Proffered Condition 3). The
proposed request to amend cash proffers will not impact public water.
This development has an approved Preliminary Subdivision plan (Case 08TS0383) that shows
the use of public wastewater.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
1/5/18 Application submitted
5/8/18 Application revised
5/21/18, Proffered conditions submitted
6/6/18 &
6/19/18
Community Meeting
4/11/18 Issues Discussed:
Concerns about proposed stormwater BMP regarding views from existing
properties, pests and safety
Construction traffic accessing the property through existing community
Potential access and proposed improvements to Hicks Road
Stormwater runoff onto neighboring properties
Construction timeline
Home sizes/prices
Buffers between proposed lots and existing development
Garage doors
Inclusion into Bexley Home Owners Association
Planning Commission
5/15/18 ACTION - DEFERRED TO JUNE 19, 20
6/19/18 Citizen Comments:
No citizens spoke to this request.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Freye Second: Stariha
AYES: Jackson, Freye, Jones and Stariha ABSENT: Sloan
The Board of Supervisors on Wednesday, July 25, 2018, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
(June 19, 2018)
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions offered by the applicant.
The Applicants 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 themselves and their
successors or assigns, proffers that the property known as Chesterfield County Tax
Identification Numbers 756-692-3087, 756-692-3264, 756-692-9186, 756-693-
g proffers if, and only if,
the request submitted herewith is granted with only those conditions agreed to by the
Applicants. In the event this request is denied or approved with conditions not agreed to by
the Applicants, the proffers shall immediately be null and void and of no further force or
effect.
The Applicants hereby amend Case 07SN0211 by deleting Conditions 7 and 8 regarding Cash
Proffer payment and Restrictive Covenants. Condition 5 of Case 07SN0211 shall be amended
as follows:
1. Access: There shall be no direct vehicular access from the Property to Hicks Road,
except for a temporary construction access. (P)
The applicants offer additional Proffered Conditions as follows:
2.Utilities. Public water and wastewater systems shall be used. (U)
3.Dwelling Size: All dwellings shall have a minimum of 2000 square feet (gross floor
area) for one story dwellings, and 2200 square feet (gross floor area) for dwellings
with more than one story. (P)
4.Roofing Materials: Each dwelling shall have a roof which consists of either a
40 year warranty dimensional asphalt shingle, standing seem metal, copper or
equal or better quality material, as may be approved by the Planning Department.
(P)
5.Exterior facades: Acceptable siding materials shall include brick, stone, vinyl siding
(with a minimum of a 0.042 thickness), LP smart side, or other comparable or
better quality material, as may be approved by the Planning Department. Dutch
Lap siding shall not be permitted. All corner lots shall have corner side loaded
garages. Facades facing corner sides shall have a minimum of two (2) windows
which shall have the same window treatment, such as shutters or window
wrapping, as the front façade. (P)
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6.Repetition: Dwellings with the same elevations may not be located adjacent to, or
directly across from each other on the same street. This requirement does not
apply to units on different streets backing up to each other. (P)
7.Garages. All dwellings shall have attached garages.
a.Front loaded attached garages shall be permitted to project a maximum of
four (4) feet forward from the front line of the furthest most point of the
dwelling (including the front porch or stoop), except that a maximum of 25% of
the dwellings shall be permitted to project a maximum of eight (8) feet forward
from the front line of the furthest most point of the dwelling (including the
front porch or stoop). Garages that project more than four (4) feet from the
front line of the furthest most point of the dwelling (including the front porch
or stoop) shall not be located directly adjacent to each other on the same
street. The front of wall of any garage shall not extend more than fourteen (14)
feet from the front line of the dwelling.
b.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. (P)
8.Foundations. All dwelling foundations shall be brick or stone veneer. If the dwelling
unit is constructed on a slab, brick or stone shall be employed around the base of
the front and sides of the dwelling unit a minimum of twenty-four (24) inches
above grade as to give the appearance of a foundation. (P)
9.Front porches/Stoops. Each dwelling unit shall have either a covered front entry
stoop or front porch. All front entry stoops and front porches shall be constructed
porches shall be a minimum of four (4) feet deep. Space between piers and 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. (P)
10.Fireplaces, Chimneys and Flues. Fireplace chimney chases shall be constructed of
brick, stone, or comparable siding material of dwelling. The width and depth of
chimneys shall be appropriately sized in proportion to the size and height of the
unit. Chimney and direct vent fireboxes are not permitted on front facades. (P)
11.Accessory Structures. All accessory structures over 150 square feet shall be
comparable to the dwelling on the same lot relative to building materials or style.
(P)
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12.Driveways. All portions of driveways and parking areas shall be brushed concrete,
stamped concrete, exposed aggregate concrete, asphalt or decorative pavers. (P)
13.Front Walks. Private walks shall be exposed aggregate concrete, brushed concrete,
brick, or other comparable masonry products. (P)
14.Heating, Ventilation and Air Conditioning (HVAC) Units and Generators. Units shall
initially be screened from view of public roads by landscaping or low maintenance
material, as may be approved by the Planning Department. (P)
15.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 include medium shrubs placed a maximum of four (4) feet apart.
-
- planting. (P)
16.Supplemental Trees. Prior to the issuance of a final Certificate of Occupancy for
each dwelling unit, a minimum of one (1) deciduous tree being a minimum caliper
of two (2) inches shall be planted or retained in each front yard. (P)
17.Sod and Irrigation. Each front, side and corner side yard (to the edge of the rear of
the home on side yard corners) shall initially be sodded and irrigated, exclusive of
mulched flowerbeds and landscaping. (P)
18.Stormwater Pond Fencing and Aeration. Black metal fencing shall be provided
around all Stormwater Ponds permanently holding water. Ponds permanently
holding water shall initially include the installation of an aeration system. (P, EE)
19. All dwellings shall be required to be a part of the Bexley
Homeowners Association (HOA) if approved by the Bexley HOA, otherwise an
independent HOA shall be established in accordance with Section 19.1-303 of
(P)
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ATTACHMENT 2
APPROVED CONDITIONS (07SN0211)
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