18SN0788
CASE NUMBER: 18SN0788
APPLICANT: Timbercreek Development, LLC
CHESTERFIELD COUNTY, VIRGINIA
BERMUDA DISTRICT
SIS
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
JULY 25, 2018
BOS Time Remaining:
365 DAYS
Applicant Agent:
BRYANT GAMMON (804-895-2875)
Planning Department Case Manager:
28.4 Acres 2900 South Street
DREW NOXON (804-796-7122
REQUEST
Amendment of zoning approval (Case 07SN0188) to amend cash proffers in a Residential (R-12)
District. Specifically, the applicant proposes to delete Proffered Condition 1 relative to cash
proffer payment.
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 is planned. Existing zoning permits a maximum of 25 dwelling units,
all of which are impacted by 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 elevated in quality to that of the surrounding
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 elevated in quality
STAFF
to that of the surrounding 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 Harrowgate Elementary School
be revitalized or replaced, however, at this time a budget has not been
SCHOOLS
developed for the acquisition of land or construction of this school facility
as recommended in the tƌğƓ.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests that the Enon 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 or new 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
Single-family uses
Roland View Dr.
-Tinsberry Terrace
Single-family uses
-Millcreek
Milhorn St.
Hill St.
Jeff-Davis
Hwy.
Single-family uses
-Milhorn Tract
Vacant -Zoned
Agricultural
South St.
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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) permit single-family development
Proffered conditions limited development to 25 dwelling units
07SN0188
Cash proffer of $15,600 per dwelling unit (currently escalated to $21,504)
Approved
The staff report for Case 07SN0188 analyzed the impact of the proposed
(1/2007)
impact.
Design Requirements of Case 07SN0188
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 2):
Minimum dwelling size (gross floor area) of 1,600 square feet
Foundations and porch piers of brick or stone veneer
Restrictive covenant (Note: The County ensures recordation, but not enforcement)
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):
Lot Design
Outbuildings (150 square feet or greater in area) that match construction and
o
siding materials of homes
Hardscaped driveways to include asphalt and concrete
o
Hardscaped front walkways to include concrete
o
Foundation planting beds
o
Front yards sodded and irrigated
o
One front yard tree per lot
o
Screening of mechanical units
o
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Dwelling Design
30-year architectural/dimensional roof shingles
o
Various building materials to include vinyl with a minimum thickness of 0.042
o
inches (dutch lap siding not permitted)
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-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 along with those approved with Case 07SN0188 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 6/8/18), represents a substantial improvement above
conditions of older residential development in the vicinity.
Specifically, this project would be a substantial improvement in terms of: architectural
variation, driveways, foundation treatment, foundation planting beds, front porches, front
walks, HVAC screening, landscaping, roof materials, siding materials, and yard trees.
The project would be generally equivalent to surrounding development in terms of: common
recreational area (not specified), garages, homeowners association (not specified), sidewalks
(not specified), and street trees (not specified).
The project would be generally less than equivalent to surrounding development in terms of
minimum house size (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: Steven Adams (804-751-4461) adamsst@chesterfield.gov
The applicant has proffered a maximum development of 25 lots (Proffered Condition 3 of
Case 07SN0188). Based on those number of lots and applying trip generation rates for single
family detached housing, the development could generate approximately 290 average daily
trips. Traffic generated by development of the property will be initially distributed via Milhorn
Street, Hill Street, Tipton Street, and South Street to Harrowgate Road and Jefferson Davis
Highway.
Harrowgate Road is a major arterial with a recommended right of way width of 120 feet, as
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Harrowgate Road is a two-lane road. In 2018,
the traffic count on Harrowgate Road north of Jefferson Davis Highway was 10,585 vehicles
Jefferson Davis Highway is also a major arterial with a recommended right of way width of
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Jefferson Davis Highway is a four-
lane. In 2015, the traffic count on Jefferson Davis Highway between Harrowgate Road and
Woods Edge Road was
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.
The property is located within Traffic Shed 19, which encompasses the area of the County
south of Route 10, between Harrowgate Road and Interstate 95. Several roads in this traffic
shed or which serve this traffic shed are substandard, with 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.
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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
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.
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 Harrowgate Fire Station, Company Number 21
The Bensley-Bermuda Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.29204 calls per dwelling, it is estimated that this development will
generate 7 annual calls for Fire/EMS services.
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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, 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 5 3 4 12
School Type
Schools Currently Serving Area M. Christian Carver Matoaca
Current Enrollment 516 991 1756
Building Capacity (2) 1050 1675 1975
2016-17
Functional Capacity (3) 640 1191 1913
School Year
Enrollment Percent of Total 81% 83% 92%
Data
Functional Capacity
Total Number of Trailers 5 3 5
Number of Classroom Trailers 0 1 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)
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Additional Schools Comments
The proposed development lies in an area that is impacted by a recently approved School
Board redistricting plan. The new elementary school attendance zone is Marguerite Christian,
effective school year 2018-19. Data in the table provided above is for the 2016-17 school year
n Elementary School students during
the construction phase of the new Enon Elementary School.
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that Harrowgate Elementary School be revitalized or
replaced, 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
ty has expanded beyond its traditional 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
Chester Library
Enon
Ettrick
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 been donated. Additionally, The tǒĬƌźĭ CğĭźƌźƷźĻƭ
tƌğƓ also 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.
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PARKS AND RECREATION
Staff Contact: Janit Llewellyn (804-751-4482) Llewellynja@chesterfield.gov
Mission
The County supports a high-quality park system to provide residents and visitors with
equitable access to active and passive recreation opportunities. The 2018 level of service is
7.5 acres of regional, community and neighborhood parkland per 1,000 persons whereas the
target level of service is 9 acres per 1,000 persons.
Nearby Parks Facilities
Lowes Soccer Complex
Ware Bottom Church Battlefield Park
Howlett Line Park
R Garland Dodd Park at Point of Rocks
Harrowgate Park
Carver Middle School
Harrowgate Elementary School
Wells Elementary School
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for a
Neighborhood Park between 5 and 20 acres near this location.
o
Community Park between 21 99 acres, near this location.
o
The Bikeways and Trails Chapter of the Comprehensive Plan recommends provision of
pedestrian/bicycle facilities along all routes shown on the tƌğƓ and connections from these
routes and existing pedestrian/bicycle facilities to adjacent developments.
The tƌğƓ shows a route east of the property along Harrowgate Road.
Recommendation
Pedestrian/bicycle facilities shall be provided as recommended in the Bikeways and Trails
Chapter of the Comprehensive Plan.
Additional Parks Comments
The applicant is encouraged to provide neighborhood recreational amenities within the
development and connect these amenities to the pedestrian/bicycle system though the adjacent
neighborhood to the proposed Harrowgate Road bikeway and trail.
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UTILITIES
Staff Contact: Terry Maples (751-4435) maplest@chesterfield.gov
The proposed request to amend cash proffers will not impact the public water and wastewater
system.
The applicant has committed to utilizing the public water and wastewater systems, as shown on
the 08TS0146 Timbercreek tentative plat.
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
4/17/2018 Application submitted
6/14/18 Proffered conditions submitted
Community Meeting
6/11/18 Issues discussed:
Cut-through traffic and poor road conditions on adjacent streets
Stormwater and flooding along Timsbury Creek
Roadway improvements at entrance to subdivision
Home prices and impact on nearby property values/taxes
Grading of site
Timeframe of construction
Protection of adjacent properties from construction debris
Planning Commission
5/15/18 ACTION - DEFERRED TO JUNE 19
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 Number 798-635-4396
used according to the following proffer 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 Applicant hereby amends Zoning Case 07SN0188 by deleting Condition 1
regarding Cash Proffer payment. The Applicants offer additional Proffered Conditions
as follows:
1.Roofing Materials. Each dwelling shall have a roof which consists of either a 30 year
warranty dimensional asphalt shingle, standing seem metal, copper or equal or better
quality material, as may be approved by the Planning Department. (P)
2.Exterior Facades. Acceptable siding materials shall include brick, stone, masonry,
stucco, synthetic stucco (E.I.F.S), vinyl siding (with a minimum of a 0.042 thickness), LP
smart side, approved horizontal lap siding, or other comparable or better quality
material, as may be approved by the Planning Department. Dutch Lap siding shall not
be permitted. (P)
3.Repetition. Dwellings with the same elevations may not be located adjacent to, or
directly across from each other on the same street. (P)
4.Garages. If garages are provided, the following shall be required.
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.
14 18SN0788-2018JUL25-BOS-RPT
b.Front 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)
5.Foundations.
a.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.
b.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. (P)
6.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 with
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)
7.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)
8.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)
9.Driveways. All portions of driveways and parking areas shall be brushed concrete,
stamped concrete, exposed aggregate concrete, asphalt or decorative pavers. (P)
10.Front Walks. Private walks shall be exposed aggregate concrete, brushed concrete,
brick, or other comparable masonry products. (P)
11.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)
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12.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. Unit corners shall
--
the time of planting. (P)
Supplemental Trees. Prior to the issuance of a final Certificate of Occupancy for each
13.
dwelling, 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)
Sod and Irrigation. Each front yard (to the edge of the front of the home) shall
14.
initially be sodded and irrigated, exclusive of mulched flowerbeds and
landscaping. (P)
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ATTACHMENT 2
APPROVED CONDITIONS (07SN0188)
Providing a FIRST CHOICE community through excellence in public service
18-2018JUL17-BOS-RPT
18SN0788