18SN0768
CASE NUMBER: 18SN0768
APPLICANT: Kenneth N. Bjelstrand
CHESTERFIELD COUNTY, VIRGINIA
DALE DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
SEPTEMBER 26, 2018
BOS of Supervisors Time Remaining:
365 DAYS
KENNETH BJELSTRAND (804-216-8804)
8.9 Acres 4601 Little Creek Lane
Planning Department Case Manager:
DREW NOXON (804-796-7122)
REQUEST
Amendment of zoning approval (Case 05SN0197) to amend cash proffers in a Residential (R-12)
District. Specifically, the applicant proposes to delete Proffered Condition 2 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 (Little Creek) is planned. Existing zoning permits a
maximum of 22 single-family dwelling units, all of which are included in this request.
The current cash proffer amount is $19,318 per dwelling unit. The current total potential value of
the approved cash proffer equates to $424,996. 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 surrounding
community.
Providing a FIRST CHOICE community through excellence in public service
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 to that of the surrounding
STAFF
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 Hopkins Road Elementary
School and Falling Creek Middle School be revitalized or replaced post
SCHOOLS 2020, 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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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
Meadwood
Hopkins Rd.
Subdivision
Single-family
residential
uses
Little Creek Ln.
Watchlight Rd.
Agricultural zoned
land/vacant
Watchrun Dr.
Watch Run
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)
Proffered conditions limited development to 22 lots
05SN0197
Cash proffer of $11,500 per dwelling unit (currently escalated to $19,318)
Approved
The staff report for Case 05SN0197 analyzed the impact of the proposed
(5/2005)
impact.
Design Requirements of Case 05SN0197
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 2):
Minimum home size (gross floor area) of 1,600 square feet for one-story dwellings and
2,000 square feet for homes with more than one story.
Foundations and porch piers of brick or stone veneer
Buffer supplementation along Little Creek Lane, Watchrun Drive, and Watchlight Road.
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
Sidewalk along Little Creek Lane
o
Lot Design
Hardscaped driveways to include asphalt and concrete
o
Hardscaped front walkways to include concrete
o
Foundation plating beds
o
Front and corner side yards sodded and irrigated
o
One street tree per lot
o
Screening of mechanical units
o
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DwellingDesign
Various building materials to include vinyl with a minimum thickness of 0.042
o
inches (Dutch lap siding not permitted)
Corner side facing facades with same materials as front facades
o
Roof materials to include 30-year/dimensional roof shingles, standing seem metal and
o
cedar shake
Variety of elevations along street to avoid monotonous streetscape
o
Attached two-car garages for all dwellings
o
Maximum projection for front and corner side loaded garages and upgraded
o
garage door treatments for front and corner side loaded garages
Front porches/covered stoops on all dwellings
o
Fireplace/Chimney treatment
o
Slabs prohibited
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 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 8/9/18), 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 planting beds, front porches, front walks, garages, house size,
landscaping, roof materials, sidewalks, siding materials, and street trees.
The project would be generally equivalent to surrounding development in terms of: common
recreational area (not specified), foundation treatment, homeowners association (not
specified), and HVAC screening.
The project would be generally less than equivalent to surrounding development in terms of
yard 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
am.
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The applicant has proffered a maximum development of 22 lots (Proffered Condition 5 of Case
05SN0197). Based on those number of lots and applying trip generation rates for single family
detached housing, development could generate approximately 260 average daily trips. Traffic
generated by development of the property will be initially distributed via Little Creek Lane to
Cogbill Road and Hopkins Road.
Cogbill Road is a collector road with a recommended right of way width of 70 feet, as
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Cogbill Road is a two-lane road. In 2018, the
traffic count on Cogbill Road between Route 10 and Chesterwood Drive was 6,310 vehicles per
Hopkins Road is a major arterial with a recommended right of way width of 90 feet, as
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Hopkins Road between Beulah Road and
Chippenham Parkway is a four-lane road. In 2015, the traffic count on this section of Hopkins
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 9, which encompasses the area of the County
bounded by I-95, Chippenham Parkway, Route 10, and Route 288. Some of the 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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An applica
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 $206,800 (22 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 Dale Fire Station, Company Number 11
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.3 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 2 4 11
School Type
Schools Currently Serving Area Hopkins Road Falling Creek Meadowbrook
Current Enrollment 631 1163 1710
(2)
Building Capacity 775 1600 1950
2016-17
(3)
Functional Capacity 695 1232 1948
School Year
Enrollment Percent of Total 91% 94% 88%
Data
Functional Capacity
Total Number of Trailers 5 14 4
Number of Classroom Trailers 4 11 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)
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Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that Hopkins Road Elementary School and Falling Creek
Middle 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 these school facilities as
recommended in the tƌğƓ.
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
The public library system
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
Meadowdale Library
UTILITIES
Staff Contact: Jamie Bland (804-751-4439)
The subject property is located within the mandatory water and wastewater connection areas
for residential uses. The use of public water and wastewater was proffered under case
05SN0197 (Proffered Condition 1). Capacity is available to accommodate these connections.
The reduction of cash proffers will not impact the Utilities Department. The Utilities
Department supports this case.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Proffered Condition 12 of Case 05SN0197 was offered to address downstream drainage impacts
and will not be affected with this amendment.
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PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
Mission
The County supports a high-quality park system to provide residents and visitors with
balanced 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
Proposed Parks
Community Park Cogbill Park is planned north of this site on Cogbill Road.
Existing Parks
-Gates Mill, Falling Creek, Falling Creek Wayside, Stratton, and Tramping Run Parks
-Falling Creek Linear Trail and Falling Creek Ironworks
-Hennig, Beulah, and Bensley Elementary Schools
-Falling Creek and Manchester Middle Schools
-Meadowbrook High School
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one Community Parks between 21 99 acres and
one Neighborhood Park between 5 20 acres, near this location. Land for one Special Purpose
Park has been acquired at Cogbill Park. The new park is 212 acres and is located on Cogbill Road
near the intersection of Kingsland Glen Road. This park will include facilities to help meet the
needs for a community park.
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 proposed along Hopkins Road, a route west of the
property along Route 10, Ironbridge Road, and a route north of the property on Cogbill Road.
Hopkins and Cogbill Roads have pedestrian, but no bike facilities. Ironbridge Road has bike
facilities, but no pedestrian facilities.
Recommendation
There is an opportunity to connect the project area to the Chesterfield Bikeways and Trails
system located on Hopkins Road and to other school locations nearby.
Additional Parks Comments
There is an opportunity to connect pedestrians from this development to both Hopkins
Elementary School and Meadowbrook High School along the proposed sidewalk. Also, including a
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bike route in addition to the sidewalk along Little Creek Lane would further strengthen the
community connections to the schools and the proposed Bikeways and Trails located nearby on
Hopkins Road, Cogbill Road and Iron Bridge Road.
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CASE HISTORY
Applicant Submittals
3/29/18 Application submitted
5/29/18 Application revised
8/8 & Proffered conditions submitted
8/9/18
Community Meeting
7/2/18 Issues Discussed:
Home prices
Quality materials
Impact on schools
Views from surrounding properties
Fencing and evergreen trees along property boundaries
Maintenance of properties/homes
Maintenance of existing trees
Planning Commission
7/17/18 ACTION - DEFERRED TO AUGUST 21
8/21/18 Citizen Comments:
No citizens spoke to this request.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Jackson Second: Jones
AYES: Jackson, Freye, Jones and Stariha ABSENT: Sloan
The Board of Supervisors on Wednesday, September 26, 2018, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
(August 9, 2018)
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions offered by the applicant.
The property owners and applicant in this rezoning 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, proffer that the property under consideration (the
request submitted herewith is granted with only those conditions agreed to by the owners
and applicant. In the event this request is denied or approved with conditions not agreed to
by the owners and applicant, the proffers shall immediately be null and void and of no further
force or effect.
The Applicant hereby deletes Proffered Condition #2 of Zoning Case 05SN0197. The following
additional proffers are hereby included:
1.Landscaping
a.Foundation planting beds shall be provided 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. Planting beds shall include medium shrubs and may include
spreading groundcovers. House corners shall be visually softened with
--
at maturity).
b.
caliper at time of planting. Street trees shall not include evergreen trees
and existing trees shall not count as street trees.
c.Front yards and corner side yards shall be sodded and irrigated. (P)
2.Exterior materials
a.Driveways for all units shall be paved with asphalt, stamped concrete,
pavers or brushed concrete. Leadwalks for all units shall be stamped
concrete, pavers or brushed concrete.
b.Roof materials shall be 30 year dimensional shingles or better, standing
seam metal and/or cedar shakes.
c.Except for doors, windows and other architectural features, dwellings
shall be sided with brick, real or synthetic stone, composition,
Hardiplank, stucco, wood clapboard, wood shingle, wood board and
batten, vinyl siding (minimum .042 nominal thickness), and/or
engineered wood. On corner lot units, if a side faces a second street,
the same materials shall be utilized on the side as on the front facade.
Dutch lap siding shall not be permitted.
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d.Chimneys and/or direct-vent fireplaces shall not be permitted on front
facades of dwellings. Chimneys and/or direct-vent fireplaces materials
shall match the exterior materials on dwellings.
e.Heating, Ventilation and/or HVAC Units and Generators visible from
streets shall be screened by shrubs, lattice or wood or vinyl fencing.
f.Dwellings with the same elevations shall not be located adjacent to or
directly across from each other on the same street. This requirement
does not apply to dwellings on different streets backing up to each
other. (P)
3.There shall be no dwelling constructed on a slab. (P)
4.Each dwelling shall have a minimum of a 2-car attached garage. Garage
doors on all dwellings shall have at a minimum 2 of the following - detailed
boxes, windows, straps and/or hinges or other architectural design features
or a combination of these features. Garage doors shall not have flat panels.
Front-loading and corner-side-loading garages shall be permitted to project
a maximum of 10 feet from the wall of the home except that the garages
for a maximum of five (5) dwelling units shall be permitted to project a
maximum of 13 feet from the wall of the home. No unit with a garage
projecting 13 feet from the wall of the home shall be located adjacent to
another unit with a 13-foot garage projection. (P)
5.Each dwelling shall include a covered front stoop or porch. Stoops and
porches shall have foundation materials identical to the dwelling. (P)
6.A five (5) foot wide concrete sidewalk shall be provided along Little Creek
Lane for the entire property frontage. The sidewalk shall be designed and
constructed to VDOT standards. The sidewalk shall be constructed or
bonded before the issuance of the final certificate of occupancy. (P)
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ATTACHMENT 2
APPROVED CONDITIONS (05SN0197)
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