19SN0556
CASE NUMBER: 19SN0556
APPLICANT: Davadi Homes of Virginia
CHESTERFIELD COUNTY, VIRGINIA
BERMUDA DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
DECEMBER 12, 2018
BOS Time Remaining:
365 DAYS
ANGELA KIDD (804-745-2876)
Planning Department Case Manager:
DAVID DAMERON (804-768-7592)
0.8 Acres 2560 Alcott Road
REQUEST
Rezoning from Business (C-3) to Residential (R-12).
Notes:
A.The only condition that may be imposed is a buffer condition. The property owner may proffer conditions.
B.Proffered conditions are located in Attachment 1.
SUMMARY
One single-family dwelling is planned yielding a density of 1.25 unit per acre.
The applicant has not offered to address development design in compliance with the
Comprehensive Plan goals or the Zoning Ordinance.
The property is located within an area identified for revitalization.
RECOMMENDATION
PLANNING DENIAL
COMMISSION
PLANNING DENIAL
Proposed residential zoning and land use do not comply with the
Comprehensive Plan which suggests the property is appropriate for
commercial uses.
Proposal is not in compliance with the Comprehensive Plan goals or the
STAFF
Zoning Ordinance because it does not address quality residential
development elements needed to create attractive, well-planned and
well-maintained communities that are unique, viable and long lasting.
TRANSPORTATION APPROVAL
Located within a revitalization area. Under the Road Cash Proffer Policy, no
road cash proffer will be accepted.
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Plan encourages high-quality redevelopment for Neighborhood
Commercial (C-2) uses
Plan anticipates sufficient development depth along Jefferson Davis
PLANNING
Highway to accommodate appropriate transitions between
commercial and established residential uses
The proposal does not address quality residential development
elements
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Clover Hill library should be
LIBRARIES 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 not been acquired.
Residential use inconsistent with Neighborhood Business (C-2) uses
suggested by Plan.
COMMUNITY
Proposal does not represent substantial improvement above
ENHANCEMENT
conditions of older residential development in vicinity of the project
site.
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends the revitalization or
replacement of Falling Creek Middle School and a new high school facility
SCHOOLS
in the vicinity of Chester Road and Route 288 north of Route 10, 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 (Northern Jefferson Davis Special Area Plan)
Classification: NEIGHBORHOOD BUSINESS
The designation suggests the property is appropriate for commercial uses that serve neighborhood
wide trade areas.
Surrounding Land Uses and Development
Jefferson Davis
Highway
Multi-family use
(Huntwood Apartments)
Commercial Uses
(Convenience
Store/Automobile Sales)
Alcott Road
Single-family
Winchester Green
Residential
(Mixed-use)
Patterson Park
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PLANNING
Staff Contact: David Dameron (804-768-7592) damerond@chesterfield.gov
Proposal
Construction of one (1) single-family dwelling is proposed.
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 applicant has not offered to address development design in compliance with the
Comprehensive Plan goals or the Zoning Ordinance.
Comprehensive Plan
The request property is located within the boundaries of the recently-adopted Northern Jefferson
Davis Special Area Plan. As part of the Bensley community, the Plan suggests the property would
be appropriate for Neighborhood Business (C-2) uses that serve neighborhood-wide trade areas.
Although this area is currently zoned Community Business (C-3), the Plan encourages high-
quality commercial redevelopment for uses in compliance with the Plan.
To meet this goal, there must be an adequate depth of commercial zoning along Jefferson Davis
Highway to successfully accommodate commercial redevelopment in conjunction with providing
appropriate transitions, such as buffering and screening, adjacent to neighboring residential
uses. As such, the Neighborhood Business delineation of the Plan follows the existing C-3
zoning boundaries. Located on the eastern edge of the Neighborhood Business designation,
the request property, if zoned for residential use, forces the accommodation of this transition
further west, thereby reducing the usable area for commercial redevelopment as anticipated by
the Plan.
Staff does not support the proposed rezoning for residential use. Without maintaining a
sufficient depth of commercial zoning along the Corridor, the promotion of new economic
development balanced with the protection of established neighborhoods is challenged.
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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. This proposal (as reflected
in proffers dated October 26, 2018 and current code requirements), does not represent a
substantial improvement above conditions of older residential development in the vicinity of the
project site.
The project would be generally equivalent to surrounding development in terms of common area
(not specified) and homeowners association (not specified).
The project would be generally less equivalent to surrounding development in terms of:
architectural variation (not specified), paved driveways (not specified), foundation treatment (not
specified), foundation planting beds (not specified), front porches (not specified), front walks (not
specified), garages (not specified), house size (not specified), HVAC screening (not specified),
landscaping (not specified), roof materials (not specified), siding material (not specified), street
trees (not specified), and yard trees (not specified).
In addition, the proposed land use is inconsistent with the recommended land use designation
(Neighborhood Business) of the recently adopted Northern Jefferson Davis Special Area Plan.
The Department of Community Enhancement does not support the proposal.
BUDGET & MANAGEMENT
Staff Contact: Natalie Spillman (804-318-8767) spillmann@chesterfield.gov
County finance staff is responsible for managing the finances of the County and making
recommendations to the County Administrator regarding the allocation of available resources
for the provision of services and capital facilities to serve the citizens of the County. Finance
staff will advise the County Administrator if changed economic circumstances require
adjustments to t
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COUNTY TRANSPORTATION
Staff Contact: Steve Adams (804) 748-1037 adamsSt@chesterfield.gov
The property could be developed for one (1) lot. Based on one (1) lot and applying trip
generation rates for a single-family dwelling, development could generate approximately 15
average daily trips. Traffic generated by development of the property will be distributed via
Alcott Road to Jefferson Davis Highway.
Jefferson Davis Highway is a major arterial with a recommended right of way width of 120 feet,
-lane road. In
2018, the traffic count on Jefferson Davis Highway was 21,145 vehicles per day (Level of Service
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 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.
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
To date, no comments have been received.
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
This request will have minimal impact on Fire and EMS.
Nearby Fire and Emergency Medical Service (EMS) Facilities
Fire Station The Bensley Fire Station, Company Number 3
EMS Facility The Bensley Fire Station, Company Number 3
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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 FY2019 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 Beulah Elementary School,
Crestwood Elementary School, Enon Elementary School, Ettrick Elementary School, Harrowgate
Elementary School, Matoaca Elementary School, Reams Elementary School, Manchester Middle
School, Providence Middle School, and Monacan High School. A replacement Enon Elementary
School is currently in construction on the existing school site, a replacement Manchester
Middle School is planned for construction on the existing school site, and the Beulah
Elementary School, Providence Middle School, and Monacan High School projects are
complete. Additional school construction projects include a Matoaca Middle School addition
on the east campus site, and the new Matoaca Elementary School will be constructed on the
existing west campus site. Upon completion of the east campus addition, the current west
campus building will be demolished and Matoaca Middle School will operate as a single, unified
campus. Information on the CIP and School Board approved construction projects can be found
in the financial section of the CCPS Adopted Budget for FY2019.
Anticipated School Impacts
Elementary Middle High Total (1)
Anticipated Student Yield by
School Type
Schools Currently Serving Area Bellwood Falling Creek Meadowbrook
548 1,263 1,780
Current Enrollment
2017-18
Design Capacity (2) 758 1,152 1,856
School Year
Enrollment Percent of Design 72% 110% 96%
Capacity
Total Number of Trailers 1 17 4
0 16 0
Number of Classroom Trailers
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit. Student
(1)
Generation Factor (2017) is the actual total number of students by grade level divided by the actual total number of
housing units by housing type.
Design capacity is the maximum number of students the building can accommodate based on the Virginia Department
(2)
of Education Standards of Quality and the architectural program design of the existing building including all interior and
exterior renovations to date and an inventory of all available space. Design capacity does not include site-based
initiatives and is thus not subject to frequent change and represents prototypical design capacity using VDOE standards.
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Public Facilities Plan
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends the revitalization or replacement of Falling
Creek Middle School and a new high school facility in the vicinity of Chester Road and Route
288 north of Route 10, 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.
Additional School Comments
As this application proposes one single-family dwelling unit, this request will have minimal
impact on school facilities.
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
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. The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ, as part of the
comprehensive plan, indicates that five libraries and one community arts center should be
constructed countywide.
Nearby Libraries
Ettrick
Clover Hill
Central
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 has not been acquired.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
This request will have minimal impact on Parks facilities.
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ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The subject property is generally flat and drains through downstream properties to an
unnamed tributary to the James River. The entire property is located within the James River
Watershed.
Environmental Features
The property is very flat and should be evaluated for the presence of wetlands prior to approval of
any building permits. Any areas of wetlands shall not be impacted without approval from the U.S.
Army Corps of Engineers and/or the Virginia Department of Environmental Quality.
Erosion and Sediment Control
The building permit will serve as the land disturbance permit for the single-family dwelling and
driveway within the limits of the parcel.
Drainage
The crawl space elevation within the building shall be 1-foot above the elevation of the outside
of the building, unless an alternative engineered drainage system is approved by the County.
UTILITIES
Staff Contact: Mike Larson (748-1338) larsonm@chesterfield.gov
Existing Water and Wastewater Systems
Currently Size of Closest Existing Connection Required by County
Utility Type
Serviced Lines Code
Water No Yes
Wastewater No Yes
Additional Utility Comments:
The applicant has proffered to connect to public water and wastewater systems.
The applicant is reminded that the Technology Zone credit towards a connection fee does not
apply for residential development.
The utilities department supports this case.
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CASE HISTORY
Applicant Submittals
8/10/18 Application submitted
10/22/18 & Proffered conditions submitted
10/26/18
Planning Commission
11/20/18 Citizen Comments:
No citizens spoke to this request.
Commission Discussion:
Mr. Sloan stated the proposal would reduce the usable area for commercial
redevelopment as anticipated by the Comprehensive Plan and did not include quality
development design as encouraged by the Comprehensive Plan and zoning ordinance.
Recommendation DENIAL
Motion: Sloan Second: Freye
AYES: Sloan, Jackson, Freye, Jones and Stariha
The Board of Supervisors on Wednesday, December 12, 2018, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITION
(October 26, 2018)
The applicant hereby offers the following proffered condition:
1.Utilities. Public water and wastewater systems shall be used. (U)
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