18SN0835REQUEST
REQUEST I. Rezoning from Residential (R-12) to Residential (R-12) with conditional use planned
development to permit exceptions to Ordinance requirements. Specifically, exceptions are
requested to minimum lot size, minimum lot width, lot coverage, setbacks, and to permit more
than one model home within the subdivision.
REQUEST II. Waiver to street connectivity requirements for new streets to be stubbed to
undeveloped land. Specifically, no road connection would be provided from the request property
through an adjacent undeveloped property to Turkey Oak Road (Autumn Oaks subdivision).
Note: Conditions may be imposed or the property owner may proffer conditions.
SUMMARY
A single-family age -restricted development containing a maximum of 250 cluster -style dwelling
units is planned, yielding a density of 2.4 dwelling units per acre. The property is located within an
area identified for revitalization.
Conditional use planned development is requested to permit lots with a minimum area of
6,500 square feet (5,200 square feet for lots adjacent to a buffer or bikeway), integrated with
common areas and recreational amenities. Exceptions to required lot width, setbacks, and lot
coverage are requested commensurate with lot size reductions. The applicant also requests a
waiver to the County's Residential Subdivision Connectivity policy. Due to concerns from
neighboring communities, the applicant does not plan to provide a stub road connection to the
east, thereby eliminating a potential road connection between this proposed development and the
adjacent Autumn Oaks subdivision. Access will be provided in two locations along Ironbridge
Boulevard as well as a stub road connection to Oak Arbor Drive in the Arbor Meadows subdivision.
ADDENDUM
The purpose of this Addendum is to correct an error in the Case History section regarding the
Planning Commission's hearing date. The Commission recommended approval of the case at their
January 15, 2019 public hearing date, not December 18, 2018 as previously noted.
Staff continues to recommend approval for the reasons noted in the "Staff Analysis and
Recommendation".
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department
Issue
• The proposal does not provide foundation treatments along side or
rear facades of dwellings. The provision of foundation treatments on
the sides of dwellings would increase quality and maintain consistency
with the single-family homes in surrounding subdivisions.
PLANNING
• The proposal does not provide for irrigation of sod in front and corner
side yards. While irrigation of front and corner side yards would
increase quality and decrease maintenance of yards, this feature is
not required by existing zoning in surrounding subdivisions.
The Public Facilities Plan identifies the need for one (1) community park
PARKS
between 21 - 99 acres nearest this location in the Dale District, north of
Ironbridge Road. Land has not been acquired for this new facility.
18SN0835-2019FEB27-BOS-RPT-ADD
CASE HISTORY
Planning Commission
10/16/18
ACTION - DEFERRED TO NOVEMBER 20, 2018 ON THE COMMISSION'S OWN
MOTION WITH THE APPLICANT'S CONSENT.
11/20/18
ACTION - DEFERRED TO JANUARY 15, 2019 ON THE COMMISSION'S OWN
MOTION WITH THE APPLICANT'S CONSENT.
1/15/19
Citizen Comments:
No citizens spoke to this request.
Commission Discussion:
Mr. Sloan recognized Planning, CDOT and VDOT staff for their efforts on
the case and for working to mitigate the stub road connection to Autumn Oaks;
the applicant for being receptive to changes to the case, providing a quality
development and accommodating the residents of Autumn Oaks; and thanked
citizens for their input on the proposal.
Recommendations:
Request I (Rezoning and Conditional Use Planned Development) — APPROVAL
AND ACCEPTANCE OF THE PROFFERED CONDITIONS IN ATTACHMENT 1
Motion: Sloan Second: Jones
AYES: Jackson, Freye Sloan, Jones and Stariha
Request II (Connectivity Waiver) — APPROVAL AND ACCEPTANCE OF THE
PROFFERED CONDITIONS IN ATTACHMENT 1
Motion: Sloan Second: Jones
AYES: Jackson, Freye Sloan, Jones and Stariha
The Board of Supervisors on Wednesday, February 27, 2019, beginning at 6:00 p.m., will
consider this request.
18SN0835-2019FEB27-BOS-RPT-ADD
CASE NUMBER: 18SN0835
APPLICANT: Traditions of America
CHESTERFIELD COUNTY, VIRGINIA
BERMUDA DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
February 27, 2019
BOSTime Remaining:
365 DAYS
ANDREW CONDLIN (804-977-3373)
Planning Department Case Manager:
DREW NOXON (804-796-7122) 101.9 Acres 10600 Hollyberry Drive
REQUEST
REQUEST I. Rezoning from Residential (R-12) to Residential (R-12) with conditional use planned
development to permit exceptions to Ordinance requirements. Specifically, exceptions are
requested to minimum lot size, minimum lot width, lot coverage, setbacks, and to permit more
than one model home within the subdivision.
REQUEST II. Waiver to street connectivity requirements for new streets to be stubbed to
undeveloped land. Specifically, no road connection would be provided from the request property
through an adjacent undeveloped property to Turkey Oak Road (Autumn Oaks subdivision).
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions, Textual Statement, Exhibits and Conditions of Case 89SN0346 are located in
Attachments 1 6.
SUMMARY
A single-family age-restricted development containing a maximum of 250 cluster-style dwelling
units is planned, yielding a density of 2.4 dwelling units per acre. The property is located within an
area identified for revitalization.
Conditional use planned development is requested to permit lots with a minimum area of
6,500 square feet (5,200 square feet for lots adjacent to a buffer or bikeway), integrated with
common areas and recreational amenities. Exceptions to required lot width, setbacks, and lot
coverage are requested commensurate with lot size reductions. The applicant also requests a
Residential Subdivision Connectivity policy. Due to concerns from
neighboring communities, the applicant does not plan to provide a stub road connection to the
east, thereby eliminating a potential road connection between this proposed development and the
adjacent Autumn Oaks subdivision. Access will be provided in two locations along Ironbridge
Boulevard as well as a stub road connection to Oak Arbor Drive in the Arbor Meadows subdivision.
Proffered conditions provide design and architectural standards (summarized on pages 7 and 8)
that are elevated in quality to that of the surrounding community.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
APPROVAL
PLANNING
COMMISSION
PLANNING AND TRANSPORTATION - APPROVAL
Quality, design and architecture offered by the applicant provide for a
convenient, attractive and harmonious community elevated in quality to
that of the surrounding community
Complies with residential densities suggested by the Comprehensive Plan
STAFF
Support street connectivity waiver as adequate access to the development
is achieved with access to Ironbridge Boulevard and Oak Arbor Drive
Located within a revitalization area. Under the Road Cash Proffer Policy, no
road cash proffer will be accepted.
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SUMMARY OF IDENTIFIED ISSUES
Department Issue
The proposal does not provide foundation treatments along side or
rear facades of dwellings. The provision of foundation treatments on
the sides of dwellings would increase quality and maintain consistency
with the single-family homes in surrounding subdivisions.
PLANNING
The proposal does not provide for irrigation of sod in front and corner
side yards. While irrigation of front and corner side yards would
increase quality and decrease maintenance of yards, this feature is
not required by existing zoning in surrounding subdivisions.
The Public Facilities Plan identifies the need for one (1) community park
between 21 - 99 acres nearest this location in the Dale District, north of
PARKS
Ironbridge Road. Land has not been acquired for this new facility.
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for residential development at a maximum
density of 2.0 to 4.0 dwellings per acre.
Surrounding Land Uses and Development
Single-family use
Centralia Rd.
-Holly Berry Hills
Turkey
Oak Rd.
Single-family use
-Wrexham Estates
Single-family use
-Autumn Oaks
Multi-family use
-Garden Springs
Chalkley
Rd.
Ironbridge Rd.
Single-family use
Oak Arbor
Ironbridge Blvd.
-Arbor Meadows
Dr.
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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) permitting a single-family subdivision with a
maximum of 230 dwelling units. Conditions of approval addressed:
Maximum 10 lots along Turkey Oak Road with no roadway connection to
larger development
89SN0346
Standards for lots abutting Autumn Oaks and Wrexham Estates
Approved
consistent with those subdivisions
(6/1990)
Lot sizes
Dwelling square-footages
Restrictive covenants
Foundation treatment
Proposal (Request I)
An age-restricted community consisting of a maximum of 250 single-family dwellings on cluster-
style lots is proposed. This subdivision would be zoned Residential (R-12), which permits
development on lots with a minimum area of 12,000 square feet. Approval of a Conditional Use
Planned Development is requested to permit modifications to Ordinance requirements
commensurate with a proposed minimum lot size of 6,500 square feet, as identified in the Textual
Statement (Attachment 2) and noted below:
General Overview
Requirements Ordinance Proposed
6,500 sf (may be reduced to
Lot Area 12,000 sf 5,200 sf adjacent to a buffer or
bikeway)
Lot Width 90 ft 55 ft
Road Frontage Radius of Loop Street - 30 feet Radius of Loop Street - 20 feet
Front Setback 35 ft (25 ft for cul-de-sac lots) 20 ft including cul-de-sac lots
2.5 ft (minimum of 15 feet
Interior Side Yard Setback 10 ft
between dwellings)
Corner Side Yard Setback 30 ft 15 ft
Rear Yard Setback 25 ft 20 ft
Lot Coverage 30 % 60 %
2 stories or 35 feet (3 stories
Building Height Lesser of 3 stories or 40 ft where a walk-out basement is
provided)
Minimum Width of
Common Space Between None required 15 feet
Lots
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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 design requirements offered as part of this request
(Attachment 1):
Community Design:
Conceptual layout (Exhibit A, Attachment 2)
o
Shared use path along Ironbridge Boulevard
o
Sidewalks on one side of streets and trails throughout subdivision
o
50-foot buffers along north, south and east boundaries of development with
o
enhanced plantings adjacent to Autumn Oaks and Arbor Meadows subdivisions
Buffers recorded in common open space
o
Street trees along both sides of streets
o
Minimum 6,500 square-foot clubhouse as focal point
o
Includes pool and patio, fitness center, kitchen/bar and multi-
purpose/meeting rooms
Elevations consistent with Exhibit C
Exterior materials of brick, stone, masonry, stucco, synthetic stucco
(E.I.F.S.), and horizontal lap siding, to include wood, cellular PVC, cement
fiber board or premium quality vinyl siding with minimum thickness of
0.044 inches. Finished metal as accent element. Dutch lap siding and
plywood prohibited
Four-sided architectural treatment
Foundation planting beds around front and sides of clubhouse
Lawn areas adjacent to streets and parking areas sodded and irrigated
Minimum one (1) acre passive recreational uses including walking paths and
o
common open areas throughout subdivision
Minimum one (1) acre active outdoor recreational use including tennis or
o
pickleball court
25-foot buffer between active recreational courts and residential lots
Maintenance of building exteriors and yards
o
Lot Design:
Hardscaped driveways to include asphalt and concrete
o
Hardscaped front walks to include concrete
o
Screening of mechanical units
o
Foundation planting beds along fronts of all units and along corner side yards
o
Accessory buildings to have similar materials and design used on dwellings
o
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Dwelling Design:
Elevations consistent with Exhibit B (Attachment 3)
o
30-year architectural/dimensional roof shingles
o
All dwellings to have brick, stone, masonry, hardiplank stucco or horizontal
o
siding, to include premium quality vinyl siding with minimum thickness of 0.044
inches and/or engineered wood. Dutch lap siding prohibited
Dwellings adjacent to or directly across the street have different elevations
o
Minimum dwelling size (Maximum of 20% of all units, 1,200 square feet; For all
o
other units, 1,500 square feet)
All dwellings have minimum one-car garage
o
Maximum projection for front-loaded garages from front facade; upgraded
o
garage door treatments for front and corner-side loaded garages
Chimney/fireplace treatment
o
All dwellings have covered front entryway, porch or stoop, porch/stoop
o
treatment
The proposal does not include the following design elements:
Irrigation of front and corner side yards:
The proposal provides for sodding of front and corner side yards however irrigation of
these areas is not proposed. Provision of irrigation systems for front and corner side
yards would increase quality and decrease maintenance of yards.
Staff is unable to identify whether or not irrigation has been provided for front or corner
side yards in the surrounding subdivisions. Furthermore, zoning approvals for these
surrounding communities did not include requirements for irrigation.
Foundation treatment for dwellings:
The proposal provides brick or stone foundations only for facades facing front and
corner-side yards, however this treatment is not provided on side or rear facades of
dwellings. Provision of foundation treatment on sides of dwelling units would enhance
the quality of unit exteriors visible from streets.
Foundations of brick or stone are noticeable on the front, side and corner side facades
of dwellings in neighboring subdivisions (Arbor Meadows, Autumn Oaks, Carters Run,
Hollyberry Hills, Salem Oaks and Wrexham Estates), however existing zoning for these
communities does not require foundation treatments. It is to be noted that existing
zoning of the subject property (Case 89SN0346) requires foundation treatments only for
dwellings on lots directly abutting the Wrexham Estates and Autumn Oaks subdivisions.
This condition does not address homes constructed on slabs.
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 existing and planned area development.
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Enhanced Buffer Area
The Zoning Ordinance does not require buffers between single-family residential zoning
districts; however, due to concerns from residents of the Autumn Oaks and Arbor Meadows
Subdivisions a 50-foot buffer has been provided between the proposed development and these
existing subdivisions (reference Exhibit A). This 50-foot wide buffer includes enhanced plantings
consisting of two (2) times Landscaping Schedule C and provides that 50 percent of the trees
would be evergreens. Existing vegetation may be counted towards these planting
requirements. It should be noted that areas where any clearing or grading is performed during
construction would require replanting to meet the landscaping standards mentioned above.
Waiver to Street Connectivity (Request II)
new subdivisions be
connected to existing stub roads within adjacent developments and that stub roads be
provided to vacant parcels to serve future development. Connection is planned to the stub road
located at the terminus of Oak Arbor Drive within the Arbor Meadows Subdivision. Two (2)
access points are also planned to Ironbridge Boulevard.
Due to opposition from residents of Autumn Oaks subdivision, conditions of the existing zoning
(Case 89SN0346) limited the number of lots along any extension of Turkey Oak Road on the
adjacent vacant parcel to the east and on the subject property to a maximum of 10 single family
lots. The conditions ensured no connection would be provided between the 10 lots at the end
of Turkey Oak Road and the remaining lots to be developed on the subject property.
Upon consideration of the current proposal, residents of Autumn Oaks continue to express
opposition concerning cut-through traffic between the proposed development and Chalkley
Road. Therefore, the applicant requests a waiver to street connectivity requirements for new
streets to be stubbed to undeveloped land to the east. Specifically, no road connection would
be provided from the request property through an adjacent undeveloped property to Turkey
Oak Road (Autumn Oaks subdivision) in accordance with Proffered Condition 4.
The adjacent vacant parcel at the terminus of Turkey Oak Road would be subject to existing
zoning requirements of Case 89SN0346. With the approval of this waiver, no stub road would
be provided from the proposed development to these two new lots. The applicant has
indicated that a permanent cul-de-sac would be provided at the western terminus of Turkey
Oak Road, precluding any future roadway access between the proposed development and
Autumn Oaks.
Staff is supportive of waiving the requirement to connect to Turkey Oak Road. Adequate access
to the development would be provided via two (2) direct accesses along Ironbridge Boulevard.
A proposed stub road connection to Oak Arbor Drive would provide a third access from
Ironbridge Boulevard through the Arbor Meadows subdivision.
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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 1/3/19 and current code requirements), represents a substantial
improvement above conditions of older residential development in the vicinity of the project
site. Specifically, this project would be a substantial improvement in terms of: common
recreational area, paved driveways, foundation planting beds, front porches, garages,
material, and street trees.
The project would be generally equivalent to surrounding development in terms of:
architectural variation, foundation treatment, and front walks.
The project would be generally less equivalent to surrounding development in terms of unit size
and yard 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
10 18SN0835-2019FEB27-BOS-RPT
COUNTY TRANSPORTATION
Staff Contact: Steven Adams (804-751-4461) AdamsSt@chesterfield.gov
The applicant has proffered a maximum density of 250 age-restricted dwelling units (Proffered
Conditions 2 and 3). Based on those number of units and applying trip generation rates for a
senior housing (detached) unit, development could generate approximately 1,260 average daily
trips. As proposed, traffic generated by development of the property will be distributed via
Ironbridge Boulevard to Route 10 and Centralia Road.
Route 10 is a major arterial with a recommended right of way width of 120 to 200 feet, as
identifŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Route 10 is a four-lane divided road. In 2018, the
traffic count on Route 10 between Lewis Road and Chalkley Road was 26,390 vehicles per day
Centralia Road is a major arterial with a recommended right of way width of 90 feet, as
identified on ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Centralia Road is a two-lane road. In 2018, the
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 offered the following:
Vehicular Connectivity and Access (Proffered Conditions 1 and 4):
Access to Ironbridge Boulevard is limited to 2 entrances/exits.
No direct access to Turkey Oak Road. (Two lots may develop, as part of Zoning Case
89SN0346, with connection to Turkey Oak Road).
Connection to Oak Arbor Drive as shown on Master Plan.
* As determined by the Virginia Department of Transportation (VDOT), the property is required
to connect to the existing state-maintained stub out, Oak Arbor Drive, in accordance with
Virginia State Code 24VAC30-92-60 C-1.
Road Improvements (Proffered Condition 5):
Left and right turn lanes or roundabout at each access to Ironbridge Boulevard.
Ten (10) foot shared use path along the Property frontage to Ironbridge Boulevard.
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.
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VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
The rezoning application for Parcel ID 776-659-5033 at 10600 Hollyberry Drive is to allow the
construction of up to 250 dwelling units for a single-family age-restricted development. Since
the proposed road network additions are to be state maintained and added to the secondary
system of state highways, this development will be subject to the 2011 Secondary Street
Acceptance Requirements (SSAR) and current VDOT Access Management regulations.
A review of the rezoning application and conceptual subdivision plan identified the following
comments:
The primary access points for the development will be two new street connections
along the east side of Ironbridge Boulevard (Route 4880), an Urban Collector with a
posted speed limit of 40 MPH. Minimum spacing for full access street connections along
Ironbridge Boulevard will be 440 feet, per VDOT Access Management regulations.
Per the 2011 SSAR, a new network addition to the secondary system of state highways
must meet the Connectivity requirements for Stub Out Connection Standard
(24VAC30-92-60 C-1) and Multiple Connections in Multiple Directions (24VAC30-92-60
C-2).
The parcel subject to rezoning shares a property line with a single existing state-
maintained stub out street, Oak Arbor Drive (Route 7578), along the southern property
line. The 2011 SSAR requirements for Stub Out Connection Standard is satisfied by
making a connection to the existing stub out of Oak Arbor Drive.
The 2011 SSAR requirements for Multiple Connections in Multiple Directions is satisfied
with two (2) connections along the western property line to Ironbridge Boulevard and
the connection to Oak Arbor Drive along the southern property line.
12 18SN0835-2019FEB27-BOS-RPT
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 Centralia Fire Station, Company Number 17
Anticipated Fire & EMS Impacts/Needs
Based on an average of .625 calls per dwelling, it is estimated that this development will
generate 156 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.
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
13 18SN0835-2019FEB27-BOS-RPT
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 0 0 0 0
School Type
Schools Currently Serving Area Ecoff Salem Church Bird
Current Enrollment 767 921 1841
(2)
Building Capacity 1000 1425 2500
2016-17
(3)
Functional Capacity 841 920 2291
School Year
Enrollment Percent of Total 91% 100% 80%
Data
Functional Capacity
Total Number of Trailers 2 8 5
Number of Classroom Trailers 1 6 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)
Additional Schools Comments
After review of this request for age-restricted dwelling units, the proposed rezoning case may have
minimal impact on school facilities. Recent research on the actual student yield from age-restricted
housing reported in April 2016 revealed that there was a small yield (four elementary students out
of the total school population) from all age-managed dwelling units. It is possible however, that
over time this case combined with other proposed residential developments and other zoning
cases in the area will continue to push schools to their capacity and therefore impact the capacity
of facilities division-wide.
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
e in the county 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
Central
14 18SN0835-2019FEB27-BOS-RPT
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 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
Harry G Daniel Park at Ironbridge
Bird Athletic Complex
Goyne Park
Chester Linear Park
Kiwanis Park
O.B. Gates Elementary School Career and Technical Center
Bird Athletic Complex
Salem Church Elementary School
Salem Church Middle School
Ecoff Elementary School
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one (1) community park between 21 - 99 acres
nearest this location in the Dale District, north of Route 10, Ironbridge Road. A property has not
been identified for this community park. The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one (1)
neighborhood park, nearest this location.
The Bikeways and Trails Chapter of the Comprehensive Plan recommends the provision of
pedestrian/bicycle facilities along all routes shown on the Plan and connections from these routes
and existing pedestrian/bicycle facilities to adjacent developments.
The tƌğƓ shows a north/south route along Ironbridge Boulevard connecting north of the property
to the trail on Salem Church Road.
Recommendation
Pedestrian/bicycle facilities shall be provided as recommended in the Bikeways and Trails Chapter
of the Comprehensive Plan.
The applicant has provided a path along frontage on Ironbridge Parkway, as
recommended in the Bikeways and Trails Chapter of the Comprehensive Plan.
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Additional Parks Comments
The applicant is commended for providing neighborhood recreational amenities within the
development and for connecting these amenities to the pedestrian/bicycle system.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The proposed development was originally zoned in 1989 under which the use of public water and
wastewater was proffered (Proffer Condition 7 of Case 89SN0346). The original use included
single-family residential lots. The current request proposes a single-family age restricted
development.
The proposed development lies within the mandatory water and wastewater connection area for
residential development. An existing 12-inch water line and an 8-inch wastewater line fronts the
subject property along Ironbridge Blvd. lines follow along the
northern property line of the subject property.
The applicant has proffered the use of public water and wastewater systems (Proffered Condition
19).
The Utilities Department supports this case.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The northern half of the subject property drains north directly into Crooked Branch, which
ultimately drains to Proctors Creek. The southern half of the property drains to wetlands and
an existing basin within the Arbor Meadows subdivision, through natural channels in the Arbor
Landing subdivision, and into Great Branch. The entire property is located within the Proctors
Creek Watershed.
Environmental Features
A Resource Protection Area (RPA) Designation for the subject property has been confirmed by
the Department of Environmental Engineering Water Quality Section. RPA, wetlands, and
floodplain associated with Crooked Branch exist along the northern property line. A Water
Quality Impact Assessment must be submitted to and approved by the Department of
Environmental Engineering and/or the Board of Supervisors for any improvements which
encroach into the RPA.
Additionally, there is an area of wetlands within the drainage way located in the southern
portion of the property which flows into the Arbor Meadows subdivision. Wetlands and/or
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streams shall not be impacted without approval from the U.S. Army Corps of Engineers and/or
the Virginia Department of Environmental Quality.
Drainage
The subject property primarily drains in two directions, to the north to the floodplains and
wetlands associated with Crooked Branch and to the south to existing culverts and basin within
the Arbor Meadows subdivision. Several existing subdivisions along Crooked Branch were
recorded prior to the adoption of the Floodplain Ordinance in 1983; therefore, any increase in
the 100-year discharge rate from the development of the property may result in increased
flooding. In addition, the existing culverts and basin in the Arbor Meadows subdivision should
be evaluated to verify that existing private properties will not be negatively impacted with
increased stormwater runoff created by the development. On-site detention of the post-
development discharge rate for the 100-year storm to below the pre-development discharge
rate may also be provided to satisfy this requirement. The applicant has offered Proffered
Condition 14.a to address this impact.
Portions of the property currently sheet flow into residential lots within the Arbor Meadows
and the Autumn Oaks subdivisions. There are no existing stormwater systems or drainage
easements along the rear or side of these lots; therefore, drainage shall be designed so that
runoff from buildings, sidewalks, driveways, and other impervious surfaces is directed away
from these existing lots or collected in an approved drainage system. The applicant has offered
Proffered Condition 14.b to address this impact.
Stormwater Management
During the development of the Garden Spring Apartments across Ironbridge Boulevard from
the subject property, the entire property was placed in a Reduced Impervious Area Easement to
provide water quality for the apartments. Prior to issuance of any land disturbance permits for
the subject property, the easement must be vacated and water quality for the Garden Springs
Apartments must be addressed with the proposed development of this site. The overall
development is subject to the Part IIB technical criteria of the Virginia Stormwater Management
Program Regulations for water quality and water quantity. Any areas of forest/open space
used for stormwater quality compliance should be outside the limits of the residential lots.
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CASE HISTORY
Applicant Submittals
6/8/18 Application submitted
7/18/18 Application revised
4/30, 8/16, Proffered conditions and Textual Statement submitted
8/22, 9/13,
9/21, 10/4,
10/19,
10/22,
12/14,
12/27/18,
1/2, 1/3 &
1/8/19
Community Meetings
8/2/18 Issues Discussed:
Street connections to existing subdivisions (Autumn Oaks and Arbor
Meadows)
Home prices
Quality materials and architecture
Traffic and speeding on Ironbridge Blvd.
Impacts on water and sewer systems
Views from surrounding properties
Fencing and trees along property boundaries
Notification of community
Maintenance of properties/homes
Construction schedule
1/7/19 Issues Discussed:
Street connection to Turkey Oak Road and locations of other accesses to
project
Two new lots on terminus of Turkey Oak Road
Builder of homes
Age restriction
Connection to public utilities
Buffers within individual lots
Ownership of lots and units
Drainage concerns on lots abutting Turkey Oak Road (Autumn Oaks)
Attendees generally supportive of case; satisfied that no connection to
Turkey Oak Road would be made
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Planning Commission
10/16/18 ACTION -
11/20/18 ACTION -
12/18/18 Citizen Comments:
No citizens spoke to this request.
Commission Discussion:
Mr. Sloan recognized Planning, CDOT and VDOT staff for their efforts on
the case and for working to mitigate the stub road connection to Autumn Oaks;
the applicant for being receptive to changes to the case, providing a quality
development and accommodating the residents of Autumn Oaks; and thanked
citizens for their input on the proposal.
Recommendations:
Request I (Rezoning and Conditional Use Planned Development) APPROVAL
AND ACCEPTANCE OF THE PROFFERED CONDITIONS IN ATTACHMENT 1
Motion: Sloan Second: Jones
AYES: Jackson, Freye Sloan, Jones and Stariha
Request II (Connectivity Waiver) APPROVAL AND ACCEPTANCE OF THE
PROFFERED CONDITIONS IN ATTACHMENT 1
Motion: Sloan Second: Jones
AYES: Jackson, Freye Sloan, Jones and Stariha
The Board of Supervisors on Wednesday, February 27, 2019, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
(January 8, 2019)
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions offered by the applicant.
The Owner-Applicant in this zoning case, pursuant to Section 15.2-2298 of the Code of Virginia
(1950 as amended) and the Zoning Ordinance of Chesterfield County, for itself and its successor
set forth below; however, in the event the request is denied or approved with conditions not
agreed to by the Owner-Applicant, these proffers shall be immediately null and void and of no
further force or effect.
The Applicant hereby proffers the following conditions:
1.Master Plan. The Master Plan for the Property shall consist of the following, which are
made a part of these proffers by this reference thereto, and shall be considered the
Master Plan:
a.The Textual Statement dated December 27, 2018;
b.
CHESTERFIELD, BERMUDA DISTRICT, CHESTERFIELD COUNTY, VIRGINIA, ZONING
January 3, 2019 (the
Concept Plan, with respect to the orientation of uses, the general layout of roads
and lots, and the general location of sidewalks, pathways, focal points and
recreational amenities. Adjustments to the Concept Plan may be approved by
the Director of Planning at the time of plans review, provided such adjustments
substantially retain the relationship between different uses to each other and to
rights of way, open spaces and focal points, and recreational facilities maintain
appropriate central location within the development and transition from
adjacent properties;
c.Dwelling elevations marked as Exhibit B and dated August 7, 2018 (5 pages); and
d.Clubhouse Elevations marked as Exhibit C and dated August 7, 2018. (P)
2.Density. There shall be a maximum of 250 dwelling units located on the Property. (P)
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3.Age Restriction. Except as otherwise prohibited by the Virginia Fair Housing Law, the
Federal Fair Housing Act, and such other applicable federal, state or local legal
defined in the Virginia Fair Housing Law and no persons under 19 years of age shall
reside therein. (P)
4.Access. Direct vehicular access from the Property to Ironbridge Boulevard shall be
limited to two (2) entrances/exits with the exact locations of these accesses to be
approved by the Transportation Department.There shall be no direct vehicular access
from the Property to Turkey Oak Road. (P&T)
5.Road Improvements. With initial development of the Property, the following
improvements shall be completed, as determined by the Transportation Department:
a.Construction of left and right turn lanes or roundabouts along Ironbridge
Boulevard, as approved by the Transportation Department, at each approved
access.
b.Construction of a ten (10) foot wide VDOT standard shared use path along the
entire Property frontage on Ironbridge Boulevard, as generally shown on the
Concept Plan, with modifications approved by the Transportation Department.
c.Dedication, free and unrestricted, to and for the benefit of Chesterfield County,
of any additional right-of-way (or easements) required for these improvements.
(T)
6.Clubhouse and Amenities. Prior to the certificate of occupancy for more than 50
dwelling units, a clubhouse and pool serving the residents and their guests on the
Property shall receive a certificate of occupancy. The clubhouse shall contain a
minimum of 6,500 square feet of gross floor area. The clubhouse, as shown on the
Concept Plan, shall be positioned on the Property as a focal point upon entry into the
Property. Foundations plantings shall be provided around the front and sides of the
clubhouse. Planting beds shall extend a minimum of 3 feet from the foundation and
shall be defined with a trenched edge or suitable landscape edging material and shall
include medium shrubs and may include spreading groundcovers. Building corners shall
-
the clubhouse that adjoin a street or parking area shall be sodded and irrigated as
approved by the Department of Planning at the time of plans review.
The clubhouse and interior community spaces and amenities shall include, but are not
limited to a fitness center, kitchen, bar and lounge area, social meeting room,
multipurpose room and outdoor patio.
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Additional outdoor amenities on a minimum of one acre will be built adjacent to the
clubhouse and a total of at least one additional acre throughout the site, which shall
include but are not limited to walking trails, common open areas, gathering areas,
activity court (such as tennis or pickle ball), as well as other improvements for outdoor
games.
A twenty-five (25) foot buffer shall be located between outdoor courts and similar active
recreational facilities adjacent to the clubhouse and adjoining dwelling units. Such
buffer shall conform to the requirements of the Zoning Ordinance for twenty-five (25)
foot buffers.
The exterior façade of the clubhouse will be generally consistent with Exhibit C.
Acceptable siding materials include brick, stone, cultured stone, masonry, stucco,
synthetic stucco (E.I.F.S), and approved horizontal lap siding. Horizontal lap siding may
be manufactured from natural wood, cellular PVC, cement fiber board or may be
premium quality vinyl siding with a minimum thickness of .044 inches. Finished metal
siding may be permitted as an accent element on appropriate styles. Plywood and dutch
lap siding shall be prohibited. The clubhouse shall incorporate equal four sided
architecture such that no building exterior (whether front, side or rear) shall consist of
inferior materials or be inferior in quality, appearance or detail to any other exterior
façade of the clubhouse. The exposed portion of the foundation for the clubhouse shall
be brick, stone or cultured stone. If the clubhouse is constructed on a slab, brick, stone
or cultured stone shall be employed around the base of the building a minimum of
twenty-four (24) inches above grade as to give the appearance of a foundation. (P)
7.Buffers and Landscaping. A fifty (50) foot buffer shall be provided along the north,
south, and east boundaries of the property as depicted on the Concept Plan. Buffer
areas adjoining the Autumn Oaks and Arbor Meadows subdivisions shall consist of 2
times the requirements for Perimeter Landscape C, provided that at least 50% of the
required small deciduous trees shall be evergreen trees. All required buffers shall be
located in common areas. (P)
8.Foundation Planting. Foundation plantings shall be required along the entire front
façade of all dwelling units, and shall extend along all sides of such units facing a street.
Foundation planting beds shall be a minimum of 3 feet from the dwelling unit. Planting
beds shall be defined with a trenched edge or suitable landscape edging material and
shall include medium shrubs and may include spreading groundcovers. (P)
9.Street Trees. Street trees shall be provided along both sides of all streets within the
subdivision. Such trees shall be planted a minimum of every 40 feet on average unless
there are conflicts with utilities, sightlines, driveway areas or other items as determined
at the time of plan approval. (P)
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10.Lighting.
a. Freestanding lights in the clubhouse parking lot shall not exceed a height of 20 feet
above finished grade;
b. Any freestanding lights along the streets within the subdivision shall not exceed a
height of 15 feet above finished grade.
c. Building mounted lights on any building shall be no higher than the roofline of such
building.
d. Building mounted lighting visible from streets on any building shall be compatible
with the architectural style of the building which it serves. (P)
11.Mechanical Equipment. Heating, ventilation and air conditioning (HVAC) units and
generators shall initially be screened from view of public roads by landscaping or low
maintenance material, such as opaque fence or wall, as approved by the Planning
Department. (P)
12.Sidewalks and Trails. An internal system of sidewalks, trails, and crosswalks where
necessary, shall be constructed within the development as generally shown on the
Concept Plan. Sidewalks shall be constructed on at least one side of all internal roads, in
the locations generally depicted on the Concept Plan. (P)
13.Burning Ban. The Developer shall not use burning to clear or timber the Property. (EE)
14.Drainage. The drainage system shall be designed in a manner that:
a.-
658-0345 and 777-658-1244 shall be controlled such that the maximum post-
development discharge rate for the 100 year storm will be based on the
maximum capacity of the existing facilities downstream, and the recorded 100
year backwater and/or floodplain shall not be increased. Onsite detention of the
post-development 100 year discharge rate to below the pre-development 100
year discharge rate may be provided to satisfy this requirement.
b.Sheet flow generated from impervious areas adjacent to Tax IDs 777-658-3778,
777-658-5783, 777-658-6487, 777-658-7291, 777-658-8195, 777-659-8800, 778-
659-0402, 778-659-3426, 778-659-4571, and 778-660-9206 shall be controlled
using stormwater control measures approved by the Director of Environmental
Engineering at the time of construction plan review. (EE)
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15.Sodded Yard Areas. All yard areas along building fronts and all street facing facades
shall be sodded. (P)
16.Dwelling Unit Standards.
a.Architecture and Materials:
i.Conceptual Elevations. The architectural treatment for any dwelling shall
be generally in conformance to the elevations as shown on Exhibit B.
ii.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 dwellings on different streets backing up
to each other.
iii.Exterior Façade Materials: Acceptable siding materials include brick,
stone, cultured stone, masonry, stucco, synthetic stucco (E.I.F.S), and
approved horizontal lap siding. Horizontal lap siding may be
manufactured from natural wood, cellular PVC, cement fiber board or
may be premium quality vinyl siding with a minimum thickness of .044
inches. Finished metal siding may be permitted as an accent element on
appropriate styles. Plywood and dutch lap siding shall be prohibited. On
corner lots, street facing facades shall use complimentary fenestration
and materials to that of front facades.
iv.Foundations: The exposed portion of any foundation shall be brick,
stone or cultured stone. If the dwelling unit is constructed on a slab,
brick, stone or cultured stone shall be employed around the base of any
street facing façade a minimum of twenty-four (24) inches above grade
as to give the appearance of a foundation.
b.Porches & Stoops: All dwelling units shall have a front porch or stoop that is
covered. Any elevated porches or stoops shall have a foundation to match the
foundation of the front of the dwelling.
c.Garages: All dwellings (not including dwellings while used as a model home)
shall have a minimum of a one car garage. No garage shall extend more than 2
feet beyond the front façade of the dwelling. 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, material articulation,
simulated carriage-style doors, hinge straps or other architectural features on
the exterior that enhance the entry (i.e. decorative lintels, shed roof overhangs,
24 18SN0835-2019FEB27-BOS-RPT
arches, columns, keystones, eyebrows, hardware elements, etc.). Flat panel
garage doors are prohibited.
d.Chimneys: For gas fireplaces, metal flues may be used on the roof. Direct vent
gas fireplace boxes, which extend beyond the exterior plane of the dwelling, are
not permitted on front facades. The exterior material and finish used will match
the surrounding façade.
e.Dwelling Size: A maximum of 20% of all dwellings constructed may contain a
minimum gross floor area of 1,200 square feet. All other dwellings shall contain
a minimum gross floor area of 1,500 square feet.
f.Roof Material: Roofing material for dwelling units shall consist of architectural
asphalt shingles with a minimum of a 30 year warranty, and such other material
of similar or greater quality as approved by the Director of Planning at time of
plans review.
g.Accessory Buildings. Any accessory building shall have similar materials and
design as the dwelling unit on the same lot. (P)
17.Driveways. Driveways serving dwelling units shall be constructed of asphalt, concrete
(textured or brushed), decorative pavers or material of equal or better standards as
approved by the Director of Planning at the time of plans review. (P)
18.Walkways. Front walks from the street or driveway to the front door of the dwelling
unit shall be constructed of concrete (textured or brushed), decorative pavers or
material of equal or better standards as approved by the Director of Planning at the
time of plans review. (P)
19.Utilities. The public water and wastewater systems shall be used, except for temporary
construction office trailers. (U)
20.Association
established for the enforcement of such covenants to limit the use and occupancy of the
dwellings as specified herein, among other matters, and to provide for the maintenance
by the association of the dwelling exteriors, landscaping and yards for all lots, and all
common areas and improvements thereon, including, without limitation, buffers, the
clubhouse and entrance ways. (P)
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ATTACHMENT 2
TEXTUAL STATEMENT
(December 27, 2018)
Model Homes
.
In addition to the foregoing, up to 7 model homes may be located within the subdivision in locations designated and
approved during the plan review.
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ATTACHMENT 3
EXHIBIT A, CONCEPT PLAN
124
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ATTACHMENT 4
EXHIBIT B, DWELLING UNIT ELEVATIONS
(August 7, 2018)
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ATTACHMENT 5
EXHIBIT C, CLUBHOUSE ELEVATION
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ATTACHMENT 6
APPROVED CONDITIONS (89SN0346)
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