18SN0667
CASE NUMBER: 18SN0667
APPLICANT: Collington Properties Inc.
CHESTERFIELD COUNTY, VIRGINIA
DALE DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
OCTOBER 24, 2018
BOS Time Remaining:
365 DAYS
VALERIE SOWERS (804-794-6836)
DOUG SOWERS (804-794-6836)
Planning Department Case Manager:
4.1 Acres 5855 Hereld Green Drive
DARLA ORR (804-717-6533)
QUALLA FARMS SUBDIVISION
REQUEST
Amendment of zoning approval (Case 08SN0159) relative to cash proffer payments in a
Residential (R-12) District. Specifically, amendment of Proffered Condition 3 is proposed to
reduce cash proffer payments.
Notes:
A.The only condition that may be imposed is a buffer condition. The property owner may proffer conditions
B.Proffered conditions and approved zoning conditions are located in Attachments 1 and 2.
SUMMARY
A single-family residential subdivision known as Qualla Farms is under development. Seven (7)
dwellings could be constructed on the subject property, all of which are included in this request.
The current cash proffer amount is $22,343 per dwelling unit. The current total potential value of
the approved cash proffer equates to $156,401. With this request, the applicant has requested
reduce the cash proffer to $9,400 per dwelling unit; equating to a total potential value of $65,800.
Conditions, as proffered by the applicant with this case, provide design and architectural
standards (summarized on page 4) that are comparable in quality to that of the surrounding
community.
RECOMMENDATION
PLANNING APPROVAL
COMMISSION
PLANNING APPROVAL
The quality, design and architecture offered by the applicant in this case
provide for a convenient, attractive and harmonious community
STAFF comparable in quality to that of the surrounding community.
TRANSPORTATION APPROVAL
will be addressed by providing cash
payments.
Providing a FIRST CHOICE community through excellence in public service
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for residential use with density of 2.0 to 4.0
dwellings per acre.
Surrounding Land Uses and Development
Single family residential;
Qualla Farms
Qualla Rd
A zoning; single family
Route 288
residential or vacant
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Residential (R-12) with Conditional Use Planned Development to
permit a single-family development with a maximum of 2.0 dwelling units per
acre. Exceptions were granted to permit reduce lot widths and setbacks.
08SN0159
Conditions of approval addressed density, drainage, timbering, utilities, as well
Approved
as a cash proffer of $15,600 per dwelling unit (currently escalated to $22,343)
(7/30/2008)
The staff report for Case 08SN0159 analyzed the impact of the proposed
impact.
Proposal
The subject property is being developed as part of Qualla Farms subdivision. While the existing
zoning permits a maximum density of 2.0 dwelling units per acre which could potentially yield 8
single family dwelling units, subdivision plans have been approved to permit 7 lots, all of which are
included in this request.
Design Requirements of Case 08SN0159
None
Design
The following provides an overview of design requirements offered as part of this request
(Attachment 1 Proffered Condition 2):
Architecture
Variety of styles, compatible with those in existing subdivision
o
Variety of elevations along a street to avoid a monotonous streetscape
o
Façade, roof and porch treatment
o
Landscaping/Yard Treatment
Foundation plantings
o
Supplemental yard trees
o
Driveway and front walk treatment
o
Screening of utility units (HVAC, generators, etc.)
o
Garages
o
All units to have attached garage
o
Front loaded garages permitted with enhanced treatment; may project 3 feet forward
o
from dwelling or contiguous front porch
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 surrounding community.
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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
ram.
COUNTY TRANSPORTATION
Staff Contact: Steve Adams (804-748-1037) adamsSt@chesterfield.gov
The property could be developed for seven (7) single family lots. Based on those number of lots
and applying trip generation rates for a single-family dwelling, development could generate
approximately 90 average daily trips. Traffic generated by development of the property is
anticipated to be distributed via residential streets to Qualla Road.
as a major arterial with a
recommended right of way width of 90 feet. Qualla 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 Qualla Road south of Courthouse Road was 6,150
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 located within Traffic Shed 7, which encompasses the area of the county
bounded by Hull Street Road, Chippenham Parkway, Route 10, and Route 288. 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.
transportation network through dedication of property, construction of road improvements, or
a cash proffer. If an
transportation network, Transportation staff has calculated the average impact of a single-
family dwelling unit on the transportation network to be $12,652; however, the Board of
Supervisors has adopted a policy establishing that it would accept a maximum cash proffer of
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$9,400 per dwelling unit as addressing the traffic impacts of residential development, with all of
the funds to be dedicated towards improvements to the road network. As such, if the applicant
of a cash proffer, $9,400 per dwelling unit for improvements to the road network would be
appropriate. The traffic impact of the proposed development could be valued at $65,800 (7 x
$9,400).
The applicant has proffered to pay $9,400 for each dwelling unit (Proffered Condition 1). 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 Manchester Volunteer Rescue Squad Fire Station, Company Number 24
The Manchester Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.374 calls per dwelling, it is estimated that this development will
generate 3 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 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 1 1 1 3
School Type
Schools Currently Serving AreaCrenshaw Bailey Bridge Manchester
Current Enrollment 703 1397 1983
Building Capacity (2) 825 1875 2675
2016-17
(3)
Functional Capacity 771 1455 2344
School Year
Enrollment Percent of Total 91% 96% 85%
Data
Functional Capacity
Total Number of Trailers 5 0 5
Number of Classroom Trailers 4 0 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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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 Library
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.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The use of public water and wastewater was proffered under Case 08SN0159, Proffered
Condition 2. 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 5 of Case 08SN0159 was offered to address drainage impacts to existing lots
adjacent to the proposed development and will not be affected with this amendment.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
This request will have a minimal impact on these facilities.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
To date, no comments have been received.
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CASE HISTORY
Applicant Submittals
12/6/17 Application submitted
9/7 and Proffered conditions submitted
9/10/18
Community Meeting
9/17/18 No citizens attended. Consideration is being given to the potential effects of
the inclement weather on attendance. It is important to note that neither staff
nor the Dale District Commissioner have heard from citizens in this case.
Planning Commission
4/17/18 Action DEFERRED TO JUNE 19, 2018
6/19/18 Action DE
9/18/18 Citizen Comments:
No citizens spoke to this request.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Stariha Second: Freye
AYES: Sloan, Jackson, Freye, Jones and Stariha
The Board of Supervisors on Wednesday, October 24, 2018, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
(September 7, 2018)
Note: Both the Planning Commission and Staff recommend acceptance of the proffered
conditions, as offered by the Applicant.
The property owner and applicant 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 and assigns, proffer that the property under consideration (the "Property")
will be developed according to the following proffers if, and only if, the request submitted
herewith is granted with only those conditions agreed to by the owner and applicant. In the
event this request is denied or approved with conditions not agreed to by the owner and
applicant, the proffers shall immediately be null and void and of no further force or effect.
With the approval of this request, Proffered Condition 3 of Case 89SN0159 shall be amended as
outlined below.
1.Cash Proffers. For each dwelling unit, the applicant, sub-divider, or assignee(s) shall
pay $9,400 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. Should Chesterfield County impose impact fees at any time during the life
of the development that are applicable to the property, the amount paid in cash
proffers shall be in lieu of or credited toward, but not be in addition to, any impact
fees, in a manner determined by the County. (B and M)
The Applicant hereby offers the following additional proffer:
2.Architectural/Design Elements:
A.Driveways/Front Walks
1.Driveways: All portions of driveways and parking areas shall be
brushed concrete, stamped concrete, exposed aggregate
concrete, asphalt or decorative pavers.
2.Front Walks: A minimum of a 42-inch-wide concrete front walk
shall be provided to the front entrance of each dwelling unit, to
connect to drives, sidewalks or street.
B.Landscaping
1.Front Yard Tree: One (1) tree per lot shall be planted or retained.
A tree shall be planted or retained on both street frontages on
corner lots. The front yard tree shall be a large deciduous tree and
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have a minimum caliper of 2.5 inches. Native trees shall be
permitted to have a minimum caliper of 2 inches.
2.Front Foundation Planting Beds: Foundation planting is required
along the entire front façade of all units, and shall extend along all
sides facing a street. Foundation Planting Beds shall be a
minimum of four (4) feet wide from the unit foundation. Planting
beds shall be defined with a trenched edge or suitable landscape
edging material. Planting beds shall include medium shrubs and
may include spreading groundcovers. Unit corners shall be visually
-ergreen
-
C.Architecture and Materials
1.Style and Form: The architectural styles shall be interpretations of
traditional Richmond architecture, using forms and elements
compatible with those in the Qualla Farms subdivision such as
Georgian, Adam, Classical Revival Colonial, Greek Revival, Queen
Anne, and Craftsman Styles.
2.Repetition: Dwellings with the same elevations may not be
located adjacent to, directly across from, or diagonally across
from each other on the same street. This requirement does not
apply to units on different streets backing up to each other.
3.Exterior Facades: Acceptable siding materials include brick, stone,
masonry, stucco, synthetic stucco (E.I.F.S), vinyl siding, and
approved horizontal lap siding. Horizontal lap siding may be
manufactured from natural wood or cement fiber board or may
be premium quality vinyl siding with a minimum wall thickness of
0.044 inches. Plywood and metal siding are not permitted.
4.Step-down Siding: Stepping the siding down below the first floor
shall only be permitted in circumstances of unique topographical
conditions. Step downs shall be permitted on the side and rear
elevations only, with a maximum of two (2) steps permitted on
any elevation, and with a minimum separation of eight (8) feet
between steps. A minimum of 24 inches of exposed brick or stone
shall be required, unless a lesser amount is approved by the
Planning Department at time of plans review due to unique design
circumstances.
5.Roof Materials: Roofing material shall be dimensional
architectural shingles or better with a minimum 30-year warranty.
D.Porches and Stoops. All front entry stoops and front porches shall be
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masonry piers. Extended front porches shall be a minimum of five (5) feet
deep. Space between piers under porches shall be enclosed with framed
lattice panels. Handrails and railings shall be finished painted wood, vinyl
rails or metal rail systems with vertical pickets or swan balusters. Pickets
shall be supported on top and bottom rails that span between columns.
E.Garages.
1.All units shall have an attached garage. Front loaded attached
garages shall be permitted to extend as far forward from the front
line of the main dwelling as the front line of the front porch provided
that the rooflines of the porch and garage are contiguous. Where the
rooflines are not contiguous, garages shall be permitted to project a
maximum of three (3) feet forward of the front line of the main
dwelling.
2.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.
F.Heating, Ventilation and Air Conditioning (HVAC) Units and Whole House
Generators. Units shall initially be screened from view of public roads by
landscaping or low maintenance material, as approved by the Planning
Department. (P and BI)
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ATTACHMENT 2
APPROVED CONDITIONS (08SN0159)
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