19SN0561
CASE NUMBER: 19SN0561
APPLICANT: Youngblood Properties LLC
CHESTERFIELD COUNTY, VIRGINIA
CLOVER HILL DISTRICT
YSIS
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
JANUARY 23, 2019
BOSTime Remaining:
365 DAYS
RICHARD YOUNGBLOOD (804-972-2868)
Planning Department Case Manager:
7.6 Acres 9709 Reams Road
DREW NOXON (804-796-7122)
ADKINS VILLAGE
REQUEST
Amendment of zoning approval (Case 04SN0286) to amend cash proffers and a buffer in a
Residential (R-12) District. Specifically, the applicant proposes to delete Proffered Condition 2
relative to cash proffers and amend Proffered Condition 11 relative to buffer treatment.
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 (Adkins Village) is planned. Existing zoning permits a maximum of
18 single-family homes, all of which are included in this request.
The current cash proffer amount is $11,500 per dwelling unit in addition to a one-time payment of
$30,000 prior to the recordation of the initial subdivision plat. Per Case 04SN0286, all payments
collected would be used for road improvements. No payments have been made as of this date,
since a subdivision plat has not been recorded. The current total potential value of the approved
cash proffer equates to $237,000. With this request, the applicant is proposing to eliminate the
cash proffer payment as the property is located within an area identified for revitalization.
Proffered conditions of Case 04SN0286 required the provision of berms within the required
50-foot buffer along Reams Road. In an effort to preserve existing trees and vegetation, the
applicant proposes an alternative treatment which would provide berms in specific locations.
Existing zoning conditions and those proffered with this case provide design and architectural
standards (summarized on pages 5 and 6) that are elevated in quality to that of the surrounding
community.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING APPROVAL
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 community.
Alternative buffer treatment promotes preservation of existing
STAFF
vegetation along Reams Road
TRANSPORTATION APPROVAL
Property is located within a revitalization area. Under the Road Cash Proffer
Policy, no road cash proffer will be accepted.
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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
Heppel Rd.
Single-family use
-Pocoshock Heights
Single-family uses
Reams Rd.
Adkins Rd.
Kendrick Rd.
Single-family use
-The Colony
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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 18 single-family lots
50-foot buffer along Reams Road included minimum 4-foot high berm
04SN0286
Cash proffer of $11,500 (no escalator) per dwelling unit and lump sum
Approved
payment of $30,000, all designated for road improvements
(9/2005)
The staff report for Case 04SN0286 analyzed the impact of the proposed
impact.
Design Requirements of Case 04SN0286
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 2):
Minimum home size (gross floor area) of 1,800 square feet
Foundations/porch piers of brick or stone veneer
Design
High quality residential development addresses the Comprehensive Plan goals for strong and
sustainable neighborhoods that are visually attractive, well-planned and well-maintained.
Further, the purpose and intent of the zoning ordinance to promote the health, safety,
convenience and general welfare of the public includes the creation of convenient, attractive
and harmonious communities, protection against overcrowding of land, and protection of the
natural environment. As such, developments that promote unique, viable and long-lasting
places and enhance the community are encouraged.
The following provides an overview of additional design requirements offered as part of this
request (Attachment 1 Proffered Conditions):
Lot Design
Hardscaped driveways to include asphalt and concrete
o
Hardscaped front walkways to include concrete
o
Foundation planting beds along front and corner-side facing facades
o
One front yard tree per lot
o
Screening of mechanical units
o
Dwelling Design
Various building materials to include vinyl with a minimum thickness of 0.044 inches,
o
no Dutch Lap siding
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No dwellings constructed on slabs
o
Variety of elevations along street to avoid monotonous streetscape
o
Corner side façades with same materials used on front facades
o
Garages:
o
Limitation on number of front-loading garages
Maximum projection for front-loading garages
Limitation on projecting garages located side-by-side
Garage door treatment
Roofing materials of 30-year shingles, and/or standing seem metal
o
Front porches/covered stoops on all dwellings and front porch/stoop foundation
o
treatment
Fireplace/Chimney treatment
o
It should be noted that the proposal does not include yard sodding and irrigation. While this
design feature has been provided in many single-family residential communities, it is not
consistently found in the surrounding subdivisions (The Colony and Pocoshock Heights).
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions include quality design and architectural elements that are elevated in quality to that
of the surrounding community.
Buffer
Proffered Condition 11 of Case 04SN0286 provides that the required 50-foot buffer along
Reams Road include berms extending the entire length of the buffer, in addition to plantings
(Perimeter Landscape Schedule C). As currently conditioned, construction of berms throughout
the entire buffer length would require the removal of existing mature trees. Planting on and
around berms would amount to a less effective visual buffer between rear yards and Reams
Road due to the time it would take for new trees to reach maturity.
An amendment is proposed to allow for berms in sections where trees would not remain after
site grading. As such, this amendment would promote the preservation of existing trees within
the buffer. Staff is supportive of this alternative buffer treatment as described in Proffered
Condition 1 (Attachment) and depicted in the Exhibit on the following page.
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EXHIBIT, CONCEPTUAL BUFFER TREATMENT
Reams Rd.
Adkins Rd.
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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 12/11/18 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: paved driveways,
foundation planting beds, front porches, front walks, garages, house size, roof materials, and
yard trees.
The project would be generally equivalent to surrounding development in terms of:
architectural variation, common recreational area (not specified), foundation treatment,
homeowners association (not specified), HVAC screening, sidewalks (not specified), and siding
material.
The project would be generally less equivalent to surrounding development in terms of
landscaping (not specified) and street 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
adjustments to the Co
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COUNTY TRANSPORTATION
Staff Contact: Steven Adams (804-751-4461) AdamsSt@chesterfield.gov
The property could be developed for 18 single-family lots (Proffered Condition 7 of Case
04SN0286). Based on those numbers of lots and applying trip generation rates for a single-
family, the development could generate approximately 215 average daily trips. Traffic
generated by development of the property is anticipated to be initially distributed along Adkins
Road and Reams Road.
Adkins Road is a Collector with a recommended right of way width of 70 feet, as identified on
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 2018, the traffic count
Reams Road is a Major Arterial with a recommended right of way width of 90 feet, as identified
vicinity of the Powhite Parkway overpass. Other 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 for the section of Reams Road east of Courthouse Road was 10,020 vehicles per
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 within Traffic Shed 4, which encompasses the area of the County south of
Midlothian Turnpike, north of Hull Street Road, and east of Courthouse Road. Several roads in
this area of the County have been widened to four or six lanes. However, some roads in this
part of the county have 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.
An applicant may choose to
transportation network through dedication of property, construction of road improvements, or
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 The Policy allows the
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county to consider mitigating circumstances about a proposed development. In this case, the
residential development is limited to age restricted single-family units which generate
approximately 46% of the traffic of single-family dwelling units. Because of this, the traffic
impact of the proposed development unit could be addressed with $4,324 (46% of $9,400) per
unit.
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; therefore, staff supports the deletion of Proffered Condition 2
of Case 04SN0286.
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 Courthouse Fire Station, Company Number 20
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.316 calls per dwelling, it is estimated that this development will
generate 6 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 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.
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Anticipated School Impacts
Elementary Middle High Total (1)
Anticipated Student Yield by 4 2 3 9
School Type
Schools Currently Serving Area Reams Providence Monacan
Road
2017-18
Current Enrollment 556 847 1,451
School
(2) 820 957 2,232
Design Capacity
Year
Enrollment Percent of Design 68% 89% 65%
Capacity
Total Number of Trailers 0 0 0
Number of Classroom Trailers 0 0 0
Notes:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit.
(1)
Student 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
(2)
Department 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.
Public Facilities Plan
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that Reams Road Elementary School be
revitalized or replaced. Plans are underway for construction of a new Reams Road Elementary
School on the existing school site.
The Providence Middle School and Monacan High School projects are complete.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439)
adversely impact Utilities.
The development has executed a contract with the Utilities Department to connect to public
water and wastewater and was released to construction on 8/29/18.
The Utilities Department supports this case.
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Countywide Library Needs
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 Facilities
While all county libraries could be potentially impacted by the proposed development, the
following library is nearby:
North Courthouse Road Library
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
9/14/18 Application submitted
10/9/18 & Application revised
11/2/18
10/22/18, Proffered conditions submitted
11/8/18,
11/12/18,
12/4/18
12/6/18 &
12/11/18
Community Meeting
11/1/18 Issues Discussed:
Drainage work completed on site
Design elements proposed by applicant
Development timeframe, development on lots to begin February 2019
Access to the subdivision from Reams Road, no access proposed
Traffic congestion on Reams Road
Home sizes, Case 04SN0286 requires minimum 1,800 square-foot homes
Sidewalks in subdivision, no sidewalks to be constructed
Neighbors generally supportive of proposal
Planning Commission
11/20/18 ACTION - DEFERRED TO DECEMBER 18
12/18/18 Citizen Comments:
No citizens spoke to this request.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Jackson Second: Freye
AYES: Sloan, Jackson, Freye, Jones and Stariha
The Board of Supervisors on Wednesday, January 23, 2019, beginning at 6:00 p.m., will consider
this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
(December 11, 2018)
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions offered by the applicant.
Condition number 2 of Case 04SN0286 shall be deleted in its entirety.
Condition number 11 of Case 04SN0286 shall be amended to as follows:
1.Within the portion of the required fifty (50) foot buffer along Reams Road beginning at
the eastern property boundary (adjacent to Tax ID 750-701-5840) and extending
approximately 200 feet to the west along Reams Road, existing healthy trees with a
minimum caliper of 2.5 inches measured at six (6) inches from grade shall be preserved.
Areas where trees are preserved shall be supplemented where necessary to meet
required planting densities. An undulating berm with a minimum height of four (4) feet
and maximum side slopes of 3:1 shall be provided in all other areas within the 50-foot
required buffer along Reams Road. (P)
The applicant hereby offers additional proffered conditions as described below
2.All driveways shall be brushed, stamped or exposed aggregate concrete, decorative
pavers or asphalt. (P)
3.A minimum of a three (3) foot wide concrete front walk shall be provided to each
dwelling unit to connect to drives, sidewalks or streets. (P)
4.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
three (3) feet wide from the unit foundation. Planting beds shall include medium shrubs
and may include spreading groundcovers. Unit corners shall be visually softened with
vertical accent shrubs four (4) feet in height. (P)
5.HVAC units and/or generators visible from streets shall be screened by shrubs, painted
wood or vinyl fencing. (P)
6.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 that back up to each other. (P)
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7.At least two thirds of the dwellings shall have side or rear loading garages. Garages shall
be permitted to project a maximum of ten (10) feet from the front wall of the home.
Homes with front loading garages with a greater than four (4) foot projection from the
front wall shall not be built side by side. Front load garages shall use an upgraded garage
door. An upgraded garage door is any door with a minimum of two (2) enhanced
features. Enhanced features shall include windows, raised panels, decorative panels,
arches, hinge straps or other architectural features on the exterior that enhance the
entry (i.e. decorative lintels, shed roof overhangs, arches, columns, keystones,
eyebrows, etc.) Flat panel garage doors are prohibited. (P)
8.Each dwelling shall include a covered front stoop or porch. Where a continuous
foundation is provided below a porch or stoop, it shall match the dwelling foundation.
(P)
9.Chimneys and/or direct vent fireplaces shall not be permitted on front facades of
dwellings. Materials used for chimneys and/or direct-vent fireplaces shall match the
exterior materials on dwellings. (P)
10.Roof materials shall be minimum 30-year shingles or better or standing seam metal. (P)
11.Except for doors, windows and other architectural features, dwellings shall be sided
with brick, real or synthetic stone, fiber cement siding, stucco, wood clapboard, wood,
fiber cement shingle, board and batten, vinyl siding with a wall thickness of 0.044 inches
and/or composite or engineered wood. On corner lot units, if a side faces a second
street, the same materials shall be utilized on the street-facing side as on the front
façade. Dutch lap siding is prohibited. (P)
12.Each lot will have at least one front yard deciduous tree which shall have a minimum
caliper of two and a half (2½) inches. Existing trees that meet the above-mentioned
criteria may satisfy this requirement. (P)
13.No dwelling shall be constructed on a slab. (P)
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ATTACHMENT 2
APPROVED CONDITIONS (04SN0286)
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