19SN0571
CASE NUMBER: 19SN0571
APPLICANTS: GEM Capital LLC and Bethany Place Baptist Church
CHESTERFIELD COUNTY, VIRGINIA
CLOVER HILL DISTRICT
ADDENDUM
Board of Supervisors (BOS) Hearing:
APRIL 24, 2019
BOSTime Remaining:
365 DAYS
Applicant Agent:
ANDREW SCHERZER (804-794-0571)
24.2 Acres-1401 & 1501 S. Providence Road
Planning Department Case Manager:
BETHANY CREEK
JANE PETERSON (804-748-1045)
REQUEST
Rezoning from Agricultural (A) to Residential (R-12) on 24.2 acres plus conditional use planned
development on a 23.6-acre portion of this tract to permit exceptions to ordinance requirements.
Specifically, exceptions to allow a minimum lot size of 6,000 square feet, increased lot coverage,
and reduced lot width and setbacks are requested.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.New Proffered Conditions 11.d, and amended Proffered Condition 1.b and Exhibit A (Conceptual Plan) are
located in Attachments 1 and 2.
SUMMARY
A single-family residential subdivision (Bethany Creek) containing a maximum of 72 lots is
planned, yielding a density of 3.0 dwellings per acre. The property is located within an area
identified for revitalization.
Approval of a conditional use planned development is requested to permit lots with a minimum
area of 6,000 square feet, integrated with common space areas. Exceptions to required lot
widths, setbacks, and lot coverages are requested commensurate with lot size reductions.
Proffered conditions provide design and architectural standards (summarized on pages 5 and 6)
that are elevated in quality to that of the surrounding community.
ADDENDUM
The purpose of this Addendum is to provide an additional Proffered Condition (11.d), and
amendments to Proffered Conditions 1.b and Exhibit A (Conceptual Plan).
On March 26 and 28, 2019, in response to a request of a neighboring property owner, the
applicant submitted an additional proffered condition providing for native shrub plantings
adjacent to one lot in Three Pines subdivision (Proffered Condition 11.d). The Conceptual Plan
(Exhibit A) has been updated to reflect this notation. Proffered Condition 1.b has been amended
to reference the date of the Conceptual Plan as updated. (Attachments 1 and 2)
Staff continues to recommend approval, to include the amendments referenced herein, for
reasons as outlined on the following page.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION AYES: Freye, Jones, Sloan and Stariha ABSTENTION: Jackson
APPROVAL
Complies with residential densities suggested by the Plan
Quality, design and architecture offered by the applicant provide for a
STAFF
convenient, attractive and harmonious community elevated in quality to
that of the surrounding community.
Located within a revitalization area. Under the Road Cash Proffer Policy, no
road cash proffer will be accepted.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The Public Facilities Plan recommends that A.M. Davis Elementary School
SCHOOLS be revitalized or replaced post 2020. However, at this time a budget has
not been developed for the acquisition of land or construction of this
school facility as recommended in the Plan.
The Public Facilities Plan identifies the need for a community park in the
PARKS Powhite Parkway area, north of Hull Street and south of Midlothian Turnpike.
Land for this park has not been acquired.
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PLANNING
Staff Contact: Jane Peterson (804-748-1045) petersonj@chesterfield.gov
Common Area, Tree Preservation and Buffers
With the reduction in individual lot sizes below the minimum R-12 requirements of 12,000
square feet, the Ordinance requires that such reduction be compensated with an equivalent
amount of common area. The Ordinance defines what may be considered as common area in
off-setting lot size reductions. Management of common areas would fall under the
The Zoning Ordinance does not require buffers or tree preservation between single-family
residential zoning districts. In response to concerns from residents of Three Pines and
Providence Pines subdivisions, tree preservation areas have been established between the
proposed development and these existing subdivisions (Exhibit A). These tree preservation
strips range between ten (10) feet (adjacent to Three Pines) and twenty (20) feet (adjacent to
Providence Pines) in width, require tree retention and additional evergreen plantings within
open areas, and would be located within recorded open space maintained by the homeowners
association. At the request of a neighboring property owner, native shrubs would be provided
in lieu of tree retention and additional evergreens adjacent to one lot in Three Pines
subdivision. (Proffered Condition 11.d)
Separating the adjacent church parking area and neighboring residential lots, a forty (40) foot
buffer is proposed, as noted in Exhibits A and C. This buffer would be maintained by the owner
of the church property (Parcel A). Restrictive covenants would include a landscape maintenance
easement agreement between the property owner and the homeowners association.
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CASE HISTORY
Applicant Submittals
11/5/18 Application submitted
12/6/2018 Application amended
12/4/18, 12/21/18, 1/2/19, Revisions to proffered conditions, Textual Statement and
1/10/19, 2/14/19, 2/25/19, exhibits submitted
3/11/19, 3/14/19, 3/26/19 &
3/28/19
Community Meetings
12/4/18 No citizens attended
1/2/19 Issues Discussed:
Residents shared comments/concerns relative to:
Connectivity of proposed development to local subdivision
streets (Treewood Lane and Pinchot Street)
Potential for cut-thru traffic between Hicks and S.
o
Providence Roads
Impacts on community safety and property values
o
Process for eliminating connection(s) through VDOT and
o
County
Current drainage issues and impacts with this development
Traffic counts on area roads and anticipated improvements to S.
Providence Road
Provision for additional buffering adjacent to existing
neighborhoods
Impacts of additional students on local schools
Consideration for reducing number of proposed lots
2/12/19 Issues Discussed:
Applicant provided overview of request, noting VDOT recently
denied a waiver for road connection to Treewood Lane.
VDOT representative explained road acceptance requirements;
connection was not deemed unsafe
Residents shared comments/concerns relative to:
History of area flooding (no increase in water levels above existing
platted floodplain)
Change in residential character of existing neighborhoods with stub
road connections
If connection to stub roads required, should connect to both to
distribute traffic
BMPs, fencing and maintenance
Construction traffic deter use of Treewood Lane
Site distance on S. Providence Road
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Planning Commission
1/15/19 Action DEFERRED TO MARCH 19, 2019
3/19/19 Citizen Comments:
Citizens spoke to this request, noting objection to the extension of Treewood
Lane, a stub road serving the adjacent Three Pines subdivision. Concerns were
expressed relative to increased traffic, pedestrian safety (narrow streets; lack of
sidewalks), noise, disruption of wildlife and lack of disclosure relative to the stub
road when their homes were purchased. Consideration of an emergency access
was suggested.
Applicant Comments:
The applicant noted the density complied with the Plan; the project
incorporates common areas, open spaces and preservation of environmentally
sensitive areas; the appeal to road connectivity was not supported by VDOT;
multiple accesses to the development dilute traffic impacts on any one road;
and barricades and signs to deter construction traffic through adjacent
subdivisions have been proffered.
Commission Discussion:
In response to questions of the Commission, a representative from VDOT noted
no documented safety issues that would result in waiving the stub road
connections required for state-maintenance.
Mrs. Freye reflected on the three community meetings held to discuss the
request, noting the case was delayed for the applicant to seek a waiver to road
connectivity. While the waiver was not approved by VDOT, a connection to both
stub roads, as well as to South Providence Road, would assist in dispersing
traffic. The request represented a high-quality project that was affordable,
would improve upon existing timbered conditions of the property, and complies
with Plan densities and recommendations for housing diversity.
Mr. Jackson noted that, while not a conflict of interest, he would abstain from
the vote as his children have attended the school at Bethany Baptist Church.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Freye Second: Stariha
AYES: Freye, Jones, Sloan and Stariha
ABSTENTION: Jackson
The Board of Supervisors on Wednesday, April 24, 2019, beginning at 6:00 p.m., will consider
this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
March 28, 2019
Note: Staff recommends acceptance of the following proffered conditions, as offered by the
applicant.
The applicant hereby offers the following proffered conditions:
1.Master Plan. The Master Plan for the Property shall consist of the following, which are
made a part of these proffered conditions by this reference thereto, and shall be
considered the Master Plan:
b.The Conceptual Plan, Exhibit A, last revised March 21, 2019, prepared by Balzer
and Associates, Inc. Development of the Property shall generally conform to the
Conceptual Plan, with respect to the general layout of roads and lots, and the
general location of sidewalks, pathways, open space, common area, buffers and
fencing. Adjustments to the Conceptual Plan may be approved at the time of site
plan review, provided such adjustments substantially retain the relationship
between lots, rights of way, open space and common area. If adjustments are
deemed to be significant, the Conceptual Plan shall be presented to the Planning
Commission for final approval. (P)
11.Tree Preservation and Plantings.
d.Native shrubs shall be planted along the eastern property line, adjacent to Tax ID
756-698-9706, as shown on Exhibit A. Exact design and location of the native shrub
plantings shall be approved by the Planning Department prior to subdivision
approval. (P)
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ATTACHMENT 2
EXHIBIT A CONCEPTUAL PLAN
March 21, 2019
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CASE NUMBER: 19SN0571
APPLICANTS: GEM Capital LLC and Bethany Place Baptist Church
CHESTERFIELD COUNTY, VIRGINIA
CLOVER HILL DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
APRIL 24, 2019
BOSTime Remaining:
365 DAYS
Applicant Agent:
ANDREW SCHERZER (804-794-0571)
24.2 Acres-1401 & 1501 South Providence
Planning Department Case Manager:
Road
JANE PETERSON (804-748-1045)
BETHANY CREEK
REQUEST
Rezoning from Agricultural (A) to Residential (R-12) on 24.2 acres plus conditional use planned
development on a 23.6-acre portion of this tract to permit exceptions to ordinance requirements.
Specifically, exceptions to allow a minimum lot size of 6,000 square feet, increased lot coverage,
and reduced lot width and setbacks are requested.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions, Textual Statement and Exhibits are located in Attachments 1 through 5.
SUMMARY
A single-family residential subdivision (Bethany Creek) containing a maximum of 72 lots is
planned, yielding a density of 3.0 dwellings per acre. The property is located within an area
identified for revitalization.
Approval of a conditional use planned development is requested to permit lots with a minimum
area of 6,000 square feet, integrated with common space areas. Exceptions to required lot
widths, setbacks, and lot coverages are requested commensurate with lot size reductions.
Proffered conditions provide design and architectural standards (summarized on pages 5 and 6)
that are elevated in quality to that of the surrounding community.
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION AYES: Freye, Jones, Sloan and Stariha ABSTENTION: Jackson
APPROVAL
Complies with residential densities suggested by the Plan
Quality, design and architecture offered by the applicant provide for a
STAFF
convenient, attractive and harmonious community elevated in quality to
that of the surrounding community.
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
The Public Facilities Plan recommends that A.M. Davis Elementary School
SCHOOLS be revitalized or replaced post 2020. However, at this time a budget has
not been developed for the acquisition of land or construction of this
school facility as recommended in the Plan.
The Public Facilities Plan identifies the need for a community park in the
PARKS Powhite Parkway area, north of Hull Street and south of Midlothian Turnpike.
Land for this park has not been acquired.
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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
Providence
Golf Course
South
Providence
Road
Church
Pinchot St
Hicks Road
Three Pines
subdivision
Treewood
La
Providence Pines
subdivision
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PLANNING
Staff Contact: Jane Peterson (804-748-1045) petersonj@chesterfield.gov
Proposal
A single-family cluster-style development known as Bethany Creek and containing a maximum of
72 dwelling units is planned. Access is proposed from South Providence Road, as well as
anticipated connections to two stub roads to the south located in Providence Pines (Treewood
Lane) and Three Pines (Pinchot Street) subdivisions. Approval of a conditional use planned
development is requested to permit modifications to Ordinance requirements commensurate with
a proposed minimum lot size of 6,000 square feet, as identified in the Textual Statement
(Attachment 2) and noted below:
General Overview
Requirements Ordinance Proposed
Lot Area 12,000 sf 6,000 sf
Lot Width 90 ft 45 ft
35 ft
Front Setback 20 ft
(25 ft on cul-de-sac)
Side/Corner Side Setback 10 ft/20-30 ft 5 ft/15 ft
Lot Coverage 30 % 50 %
Common Area, Tree Preservation and Buffers
With the reduction in individual lot sizes below the minimum R-12 requirements of 12,000
square feet, the Ordinance requires that such reduction be compensated with an equivalent
amount of common area. The Ordinance defines what may be considered as common area in
off-setting lot size reductions. Management of common areas would fall under the
The Zoning Ordinance does not require buffers or tree preservation between single-family
residential zoning districts. In response to concerns from residents of Three Pines and
Providence Pines subdivisions, tree preservation areas have been established between the
proposed development and these existing subdivisions (Exhibit A). These tree preservation
strips range between ten (10) feet (adjacent to Three Pines) and twenty (20) feet (adjacent to
Providence Pines) in width, require tree retention and additional evergreen plantings within
open areas, and would be located within recorded open space maintained by the homeowners
association.
Separating the adjacent church parking area and neighboring residential lots, a forty (40) foot
buffer is proposed, as noted in Exhibits A and C. This buffer would be maintained by the owner
of the church property (Parcel A). Restrictive covenants would include a landscape maintenance
easement agreement between the property owner and the homeowners association.
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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 Proffered Conditions):
Community Design
Conceptual Plan depicting general layout of roads, lots, sidewalks, pathways, open
o
space, common area, buffers and fencing (Exhibit A)
Sidewalks on both sides of public streets
o
Street trees
o
Lamp posts at driveway entrances to individual lots
o
Hardscaped focal point
o
Tree preservation strip adjacent to Three Pines and Providence Pines subdivisions,
o
located in open space
Buffer between existing church parking area and proposed lots; privacy fencing
o
Fencing adjacent to a residential parcel fronting S. Providence Road (Exhibit A)
o
Uniform mailboxes
o
Lot Design
Hardscaped driveways and front walkways
o
Foundation plantings along street facing facades
o
Sodded and irrigated front yards
o
Screening of HVAC and generator units
o
Dwelling Design
Conceptual elevations (Exhibit B)
o
Minimum 1,100 (one-story) and 1,300 (above one-story) square feet gross floor area
o
Foundation, porch, roof and chimney treatments
o
Varied elevations along same street
o
Exterior façade treatment (various materials, including vinyl at minimum thickness
o
of 0.042 inches); 20% of units to incorporate material mix to include brick or stone
Special focus units with embellished front/corner side facades
o
Front-loaded garage setbacks relative to dwelling; enhanced door treatments for
o
front and corner-side loaded garages
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.
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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 2/25/19 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: architectural variation,
common recreational area, paved driveways, foundation treatment, foundation planting beds,
front walks, homeowners association, HVAC screening, roof materials, sidewalks, and street
trees.
The project would be generally equivalent to surrounding development in terms of: front
porches, garages, landscaping, and siding material.
The project would be generally less equivalent to surrounding development in terms of house 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
COUNTY TRANSPORTATION
Staff Contact: Steve Adams (804) 748-1037 adamsSt@chesterfield.gov
The applicant has proffered a maximum density of 72 single family dwelling units (Proffered
Condition 2). Based on those number of units and applying trip generation rates for a single-
family dwelling unit, development could generate approximately 770 average daily trips. As
proposed, traffic generated by development of the property will be distributed to South
Providence Road, and to Hicks Road via Mountain Pine Boulevard.
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South Providence Road and Hicks Road are major arterials with a recommended right-of-way
Thoroughfare Plan. Both are two-lane roads. In
2018, the traffic count on South Providence Road between Reams Road/Hicks Road and
, and on Hicks Road between
South Providence Road and Hull Street Road the traffic count was 12,475 vehicles per day
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:
Right-of-Way Dedication. (Proffered Condition 6):
45 feet of right-of-way along South Providence Road for the property frontage.
Vehicular Access and Connectivity (Proffered Conditions 1 and 7):
Access to South Providence Road is limited to one (1) entrance/exit.
*Connection to Treewood Lane (State Route 3085) stub road (shown on Exhibit A).
*Connection to Pinchot Street (State Route 3199) stub road (shown on Exhibit A).
Ϋ As determined by the Virginia Department of Transportation (VDOT), the property is
required to connect to the existing state-maintained stub outs, Treewood Lane and
Pinchot Street, in accordance with Virginia State Code 24VAC30-92-60 C-1.
Road Improvements (Proffered Condition 5):
Left and right turn lanes at approved access to South Providence Road.
Widening/improving the east side of South Providence Road to a eleven (11) foot wide
travel lane, with an additional four (4) foot wide paved shoulder and overlaying the full
width of South Providence Road for the entire property frontage.
Construction Traffic (Proffered Conditions 15 and 16), To address resident concerns with
construction traffic, the Owner/Developer has proffered to:
Install signage to deter construction traffic from using Providence Pines and Three Pines
subdivisions to access the property. This condition will be difficult to enforce by staff.
Provide and maintain temporary barricades at the terminus of Treewood Lane and
Pinchot Street stub roads on the Property until such time the 50 th certificate of
occupancy has been issued. At that time, connections will be completed, and the
barricades removed.
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 (VDOT)
Staff Contact: Adam Wilkerson (804-674-2384) adam.wilkerson@VDOT.Virginia.gov
To be eligible for acceptance to the secondary system of state highways, the proposed road
network must be designed and constructed in accordance with the current Subdivision Street
Acceptance Requirements (SSAR). The conceptual plan for the development includes a new
street connection on S. Providence Road, approximately 1,300 feet north of the signalized
intersection of S. Providence Road with Hicks Road /Reams Road (State Route 647). The
location of the street connection will be subject to the Department Access Management
regulations along S. Providence Road, which is classified as an Urban Minor Arterial with a
posted speed limit of 40 MPH. In addition, all improvements to S. Providence Road must be in
accordance with the Department design standards and specifications.
The conceptual plan includes two internal street connections to the adjacent neighborhoods on
Treewood Lane (State Route 3085) and Pinchot Street (State Route 3199). A review of the
recorded plats for Providence Pines (dated January 10, 1978) and Three Pines Section Two
(dated October 8, 1982) confirms that both roads meet the requirements for an existing state-
maintained stub-out. Per the current SSAR regulations, the applicant is required to connect to
these existing stub-outs for the proposed roads to be eligible for state acceptance. The
Department will review the Preliminary Subdivision Plan to ensure the required connections
shown in the conceptual plan are included to ensure compliance with the SSAR regulations.
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 Wagstaff Fire Station, Company Number 10
The Forest View Volunteer Rescue Squad
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Anticipated Fire & EMS Impacts/Needs
Based on an average of .418 calls per dwelling, it is estimated that this development will
generate 30 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 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
ElementaryMiddleHighTotal (1)
Anticipated Student Yield by 15 8 12 35
School Type
Schools Currently Serving Area A.M. Davis Providence Monacan
Current Enrollment 708 847 1,451
2017-18
(2) 780 957 2,232
Design Capacity
School Year
91% 89% 65%
Enrollment Percent of Design
Capacity
9 0 0
Total Number of Trailers
Number of Classroom Trailers 9 0 0
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.
Public Facilities Plan
The Public Facilities Plan recommends that A.M. Davis Elementary School be revitalized or
replaced post 2020. However, at this time a budget has not been developed for the acquisition
of land or construction of this school facility as recommended in the Plan.
The Providence Middle School and Monacan High School projects are complete.
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 Yes Yes
Wastewater Yes Yes
Additional Utility Comments:
The applicant has proffered to connect to public to public water and wastewater systems
(Proffered Condition 3).
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private sanitary sewer. Since the church building is proposed to remain, the private sewer that
passes through the proposed subdivision must be converted to public sewer. This can be
accomplished by inspecting the condition of the existing infrastructure, making repairs as
determined necessary by the Utilities Department, and dedication of a public easement.
The topography of the subject property may not allow the entire site to be served by the available
imately 450 ft to the northeast of the
site that will allow the entire property to be served. An offsite easement would have to be
obtained by the applicant to make this connection. If this connection is made, the applicant would
be eligible for offsite refunds in accordance with the current county code.
The applicant is reminded of the Utilities Department policy that the design of onsite sanitary
sewer must make sanitary sewer available to upstream properties that do not currently have
access to sanitary sewer.
water main on South Providence Rd. The applicant is reminded of the Utilities Department policy
that residential subdivisions with more than 25 lots are required to have a minimum of 2 feeds.
The Utilities Department supports this case.
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
n 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
LaPrade
North Courthouse
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
Mission
The County supports a high-quality park system to provide residents and visitors with balanced
access to active and passive recreation opportunities. The 2018 level of service is 7.5 acres of
regional, community and neighborhood parkland per 1,000 persons whereas the target level of
service is 9 acres per 1,000 persons.
Nearby Parks & Facilities
Davis Athletic Complex
Providence Athletic Complex
Manchester Middle Athletic Complex
Rockwood Park
Clarendon Park
Providence Creek Park
Providence Road Park
Monacan Athletic Complex
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Public Facilities Plan
The Public Facilities Plan identifies the need for a community park in the Powhite Parkway area,
north of Hull Street and south of Midlothian Turnpike. Land for this park has not been acquired.
The Bikeways and Trails Chapter of the Comprehensive Plan recommends 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 Plan shows a route on or
along South Providence Road.
Recommendation
Proposed development should address the Bikeways and Trails Plan recommendations adjacent to
the property along S. Providence Road.
Additional Parks Comments
There is an opportunity to connect pedestrians from this development to the Bikeways and Trails
route on S. Providence Road.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The subject properties generally drain from south to north directly to the floodplains of
Pocoshock Creek. Pocoshock Creek is a tributary to Falling Creek. Both properties are located
within the Falling Creek Watershed.
Environmental Features
A Resource Protection Area (RPA) Designation must be submitted to and confirmed by the
Department of Environmental Engineering Water Quality Section prior to approval of any
preliminary plats. 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 may be areas of wetlands within the drainage ways located on the
properties. Wetlands and/or streams shall not be impacted without approval from the U.S. Army
Corps of Engineers and/or the Virginia Department of Environmental Quality.
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Drainage
The subject properties primarily drain south to north to the floodplains and wetlands along
Pocoshock Creek. Several existing subdivisions downstream of the proposed development
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 these subject properties will
result in increased flooding. On-site detention of the post-development discharge rate for the
100-year storm to below the pre-development discharge rate may be provided to protect the
downstream private properties from increased erosion and flooding. The applicant has offered
Proffered Condition 12 to address this impact.
Portions of the property located at 1401 S Providence Road currently sheet flow into residential
lots located to the northwest of the property, as well as into residential lots to the east within
Section 2 of the Three Pines subdivision. There are no existing stormwater systems and/or
drainage easements along the rear or sides 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. The applicant has offered Proffered Condition 13 to address this impact.
Stormwater Management
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
11/5/18 Application submitted
12/6/2018 Application amended
12/4/18, 12/21/18, Revisions to proffered conditions, Textual Statement and exhibits
1/2/19, 1/10/19, submitted
2/14/19, 2/25/19,
3/11/19 & 3/14/19
Community Meetings
12/4/18 No citizens attended
1/2/19 Issues Discussed:
Residents shared comments/concerns relative to:
Connectivity of proposed development to local subdivision
streets (Treewood Lane and Pinchot Street)
Potential for cut-thru traffic between Hicks and S.
o
Providence Roads
Impacts on community safety and property values
o
Process for eliminating connection(s) through VDOT and
o
County
Current drainage issues and impacts with this development
Traffic counts on area roads and anticipated improvements to S.
Providence Road
Provision for additional buffering adjacent to existing
neighborhoods
Impacts of additional students on local schools
Consideration for reducing number of proposed lots
2/12/19 Issues Discussed:
Applicant provided overview of request, noting VDOT recently
denied a waiver for road connection to Treewood Lane.
VDOT representative explained road acceptance requirements;
connection was not deemed unsafe
Residents shared comments/concerns relative to:
History of area flooding (no increase in water levels above existing
platted floodplain)
Change in residential character of existing neighborhoods with stub
road connections
If connection to stub roads required, should connect to both to
distribute traffic
BMPs, fencing and maintenance
Construction traffic deter use of Treewood Lane
Site distance on S. Providence Road
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Planning Commission
1/15/19 Action DEFERRED TO MARCH 19, 2019
3/19/19 Citizen Comments:
Citizens spoke to this request, noting objection to the extension of Treewood
Lane, a stub road serving the adjacent Three Pines subdivision. Concerns were
expressed relative to increased traffic, pedestrian safety (narrow streets; lack of
sidewalks), noise, disruption of wildlife and lack of disclosure relative to the stub
road when their homes were purchased. Consideration of an emergency access
was suggested.
Applicant Comments:
The applicant noted the density complied with the Plan; the project
incorporates common areas, open spaces and preservation of environmentally
sensitive areas; the appeal to road connectivity was not supported by VDOT;
multiple accesses to the development dilute traffic impacts on any one road;
and barricades and signs to deter construction traffic through adjacent
subdivisions have been proffered.
Commission Discussion:
In response to questions of the Commission, a representative from VDOT noted
no documented safety issues that would result in waiving the stub road
connections required for state-maintenance.
Mrs. Freye reflected on the three community meetings held to discuss the
request, noting the case was delayed for the applicant to seek a waiver to road
connectivity. While the waiver was not approved by VDOT, a connection to both
stub roads, as well as to South Providence Road, would assist in dispersing
traffic. The request represented a high-quality project that was affordable,
would improve upon existing timbered conditions of the property, and complies
with Plan densities and recommendations for housing diversity.
Mr. Jackson noted that, while not a conflict of interest, he would abstain from
the vote as his children have attended the school at Bethany Baptist Church.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Freye Second: Stariha
AYES: Freye, Jones, Sloan and Stariha
ABSTENTION: Jackson
The Board of Supervisors on Wednesday, April 24, 2019, beginning at 6:00 p.m., will consider
this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
March 11, 2019
Note: The Planning Commission and staff recommend acceptance of the following proffered
conditions, as offered by the applicant.
The applicant hereby offers the following proffered conditions:
1.Master Plan. The Master Plan for the Property shall consist of the following, which are
made a part of these proffered conditions by this reference thereto, and shall be
considered the Master Plan:
a.The Textual Statement dated December 3, 2018.
b.The Conceptual Plan, Exhibit A, last revised March 11, 2019, prepared by Balzer
and Associates, Inc. Development of the Property shall generally conform to the
Conceptual Plan, with respect to the general layout of roads and lots, and the
general location of sidewalks, pathways, open space, common area, buffers and
fencing. Adjustments to the Conceptual Plan may be approved at the time of site
plan review, provided such adjustments substantially retain the relationship
between lots, rights of way, open space and common area. If adjustments are
deemed to be significant, the Conceptual Plan shall be presented to the Planning
Commission for final approval. (P)
c.Conceptual Elevations 1 through 16, Exhibit B, dated November 19, 2018.
d.Compiled Zoning Exhibit, Exhibit C, dated October 29, 2018, prepared by Balzer
and Associates, Inc. (P)
2.Density. The maximum density shall not exceed seventy-two (72) dwelling units. (P)
3.Utilities. Public water and wastewater systems shall be used. (U)
4.Dwelling Size. The minimum gross floor area of each dwelling unit shall be 1,100 square
feet for one-story and 1,300 square feet for more than one-story. (P)
5.Road Improvements. In conjunction with the initial development, the following road
improvements shall be completed, as determined by the Transportation Department.
a.Construction of left and right turn lanes along S. Providence Road at the
approved access, in accordance with Transportation Department standards;
b.Widening/improving the east side of S. Providence Road to a eleven (11) foot
wide travel lane, measured from the centerline of the existing pavement, with an
additional four (4) foot wide paved shoulder and overlaying the full width of the
road with one and a half (1.5) inch of compacted bituminous asphalt concrete,
19 19SN0571-2019APR24-BOS-RPT
with any modifications approved by the Transportation Department, for the
entire Property frontage; and
c.Dedication to Chesterfield County, free and unrestricted, of any additional right-
of- way (or easements) required for the improvements identified above. (T)
6.Right of Way Dedication. In conjunction with recordation of the initial subdivision plat or
within sixty (60) days from a written request by the Transportation Department, forty-
five (45) feet of right-of-way along the east side of S. Providence Road measured from
the centerline of the part of the roadway immediately adjacent to the Property shall be
dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (T)
7.Access. Direct vehicular access from the Property to South Providence Road shall be
limited to one (1) entrance/exit with the exact location approved by the Transportation
Department. (T)
8.Architectural/Design Elements.
a.Driveways/Sidewalks.
i.Driveways. All portions of driveways and parking areas shall be brushed
concrete, stamped concrete, exposed aggregate concrete, asphalt or
decorative pavers.
ii.Front Walks. A minimum of a three (3) foot wide concrete front walk shall
be provided to the front entrance of each dwelling unit, to connect to
drives, sidewalks or street.
iii.Sidewalks. Sidewalks shall be provided on both sides of all public streets.
iv.Lamp Posts. One lamp post shall be provided for each lot and shall
generally be located where the driveway intersects with the sidewalk.
b.Landscaping.
i.Streetscape. Large deciduous trees, with a caliper of 2.5 inches for non-
native species and 2 inches for native species at time of planting, shall be
provided along both sides of all public streets as generally shown on
Exhibit A, except where there is a conflict with utilities, sightlines, and
driveway areas.
ii.Front Yards. All front and corner side yards shall be sodded and irrigated.
iii.Front Foundation Planting Beds. Foundation planting is required along
the entire front façade of all dwelling units. Foundation planting beds
shall be a minimum of four (4) feet wide from the unit foundation.
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Planting beds shall include medium shrubs spaced a maximum of four (4)
feet apart. The plant materials used should visually soften the unit
corners and complement the architecture of the home at their mature
sizes.
iv.Fence.
1.A six-foot-tall solid fence constructed of low maintenance
material, such as vinyl, composite or pressure treated lumber,
shall be installed along the common boundary with Tax ID 755-
698-4828, as shown on Exhibit A.
2.A four-foot-tall fence constructed of black clad chain link shall be
755-698-
6878, as shown on Exhibit A. (P)
c.Architecture and Materials.
i.Conceptual Elevations. Development of the dwelling units shall be in
general conformance with the architectural appearance as shown in
Exhibit B.
ii.Foundations. All exposed portions of the foundation of each dwelling unit
shall be faced with brick or stone veneer. Stepping the siding down below
the first floor shall only be permitted in circumstances of unique
topographical conditions such as high crawl space or basement
foundations. Step downs shall be permitted on the side and rear
elevations only, with a maximum of two (2) steps permitted on any
elevation, and with a minimum separation of eight (8) feet between
steps. A minimum of 24 inches of exposed brick or stone shall be
required, unless a lesser amount is approved by the Planning Department
due to unique design circumstances. If the dwelling unit is constructed on
a slab, brick or stone shall be employed around the base of the front and
corner side of the dwelling unit a minimum twenty-four (24) inches and
on the sides and rear of the dwelling unit a minimum eight (8) inches
above grade so as to give the appearance of a foundation.
iii.Front Porches/Stoops. All front entry stoops and front porches shall be
masonry piers, with brick or stone veneer. Extended front porches shall
be a minimum of four (4) feet deep. Space between piers under porches
shall be enclosed with framed lattice panels. Handrails and railings shall
be finished painted wood, vinyl rails or metal rail systems with vertical
pickets or swan balusters. Pickets shall be supported on top and bottom
rails that span between columns.
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iv.Exterior Facades. Acceptable siding materials include brick, stone,
masonry, vinyl siding and approved horizontal lap siding, or a
combination thereof. Horizontal lap siding may be manufactured from
natural wood or cement fiber board or may be premium quality vinyl
siding with a minimum wall thickness of 0.042 inches. Plywood and metal
siding are not permitted. A minimum of 20% of the dwelling units shall
employ a combination of acceptable siding materials, including masonry
as at least one of the materials.
v.Special Focus Units. Eight (8) units shall have an embellished front and/or
corner side façade with enhanced features. These units shall typically be
located on lots at the end of a street intersection and/or against common
open space, such as lots 1, 7, 37, 41, 46, 55, 62 and 69 on Exhibit A. As
the final subdivision plat may not exactly match Exhibit A, the special
focus unit lots shall be determined in conjunction with construction plan
approval. Embellished facades may include a mixing of materials, gables,
dormers, entryway details, shutters, or other architectural features on
the exterior that enhance the entry (i.e. decorative lintels, shed roof
overhangs, arches, columns, keystones, eyebrows, etc.), as depicted in
Elevations 1 through 10 of Exhibit B. These eight (8) special focus units
shall be inclusive of the 20% of the dwelling units as described in
Proffered Condition 8.c.iv above.
vi.Repetition. Dwelling units with the same elevation, not including the
same style (Craftsman, Farmhouse, etc.), shall not be located adjacent to
or directly across from each other on the same street. This requirement
does not apply to units on different streets backing up to each other.
vii.Roof Materials. Roofing material shall be dimensional architectural
shingles, standing seam metal, or better with a minimum 30-year
warranty.
d.Garages. If garages are provided, the following shall be required.
i.A maximum of 24 homes may have garages that extend a maximum of
fifteen (15) feet from the front line of the finished living space of the
main dwelling unit.
ii.The remainder of the homes may have garages that extend a maximum
of five (5) feet from the front line of the finished living space of the main
dwelling unit.
iii.All front-loaded garages, and side-loaded garages on corner lots, shall use
an upgraded garage door. An upgraded garage door is any door with a
minimum of two (2) enhanced features. Enhanced features may include
windows, raised panels, decorative panels, arches, hinge straps, or other
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architectural features on the building exterior adjacent to the garage
door the enhance the entry (i.e. decorative lintels, shed roof overhangs,
arches, columns, keystones, eyebrows, etc.).
e.Heating, Ventilation and Air Conditioning (HVAC) Units and House Generators.
Units shall initially be screened from view of public roads by landscaping or
fencing or lattice-work with a maximum height of forty-
f.Fireplaces, Chimneys and Flues.
i.Chimneys. Fireplace chimney chases shall be constructed of brick or
stone, or with a façade matching the adjacent façade material.
ii.Direct Vent Fireplaces. Direct vent gas fireplace boxes, which protrude
beyond the exterior face of the unit, are not permitted on front facades.
All the exterior materials and finishes used to enclose the fireplace box
must match the adjacent façade material.
g.Mailboxes. Individual lot mailboxes, or cluster mailboxes, and supporting posts
shall be of a consistent design and color throughout the development. The boxes
and posts shall be made of low maintenance material, as approved by the
Planning Department at the time of plan review. (P)
9.Buffer. A forty (40) foot buffer, in accordance with the requirements of the Zoning
Ordinance shall be provided along the parking lot serving the adjacent church, as shown
on Exhibit A. This buffer area, approximately 0.630 acres, shall be maintained by the
property owner of Parcel A, as shown on Exhibit C. (P)
10.Homeowners Association. Restrictive covenants shall be recorded, and a Homeowners
Association established for the enforcements of such covenants, to limit the use as
specified herein. The restrictive covenants shall include an access and landscape
maintenance easement agreement between the property owner of Parcel A, as shown
on Exhibit C, and the Homeowners Association for the forty (40) foot buffer described in
Proffered Condition 9. The restrictive covenants shall also include a prohibition on the
parking of boats and/or recreational vehicles in the front or side yards of the homes in
the development. (P)
11.Tree Preservation.
a.A minimum twenty (20) foot tree preservation strip shall be maintained in open
space along the southern property line, adjacent to the Providence Pines
-697-5983, 755-697-6781, 755-697-7679,
755-697-9080, 756-697-0079, 756-697-0976, 756-697-2577, and 756-697-4276
as shown on Exhibit A.
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b.A minimum ten (10) foot tree preservation strip shall be maintained in open
space along the eastern property line, adjacent to the Three Pines Subdivision,
7566975472, 7566976078, 7566976783, and 7566977488 as
shown on Exhibit A.
c.All trees greater than six inches in caliper (as measured 6 inches above grade)
within the Tree Preservation Area shall be retained. Utility or drainage
easements shall be permitted to cross this tree preservation strip generally in a
perpendicular fashion. Evergreen trees ted in
open area within the preservation strip. A plan depicting this planting
requirement shall be reviewed and approved by the Planning Department at
time of plans review. (P)
12.Post Development Discharge Rates. The maximum post-development discharge rate for
the 100-year storm shall be based on the maximum capacity of the existing facilities
downstream, and the established 100-year backwater and/or floodplain shall not be
increased. On-site 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. (EE)
13.Drainage. No impervious areas shall flow through the properties to the northwest,
identified as Tax IDs 755-698-4968 and 755-698-6878, or Three Pines Section 2. (EE)
14.Focal Point(s). A minimum of 0.15 acre of common area shall be provided within this
property to provide a focal point(s). Part of the focal point(s) shall be hardscaped and
have benches and other amenities that accommodate and facilitate gatherings. The
focal point(s) shall be developed concurrent with the phase of development where the
focal point(s) is located. (P)
15.Construction Signage. Prior to any land disturbance on the Property, sign(s) shall be
installed by the owner/developer at the S. Providence Road and Shadymist Drive
intersection and the Hicks Road and Mountain Pine Boulevard intersection to deter
construction traffic from accessing the Property through the Providence Pines and Three
Pines subdivisions. Sign(s) shall be posted in English and Spanish that is clearly legible
from the public right of way. Such sign(s) shall be maintained by the owner/developer
and shall remain until construction activity is complete as determined by the Planning
Department. (P)
16.Temporary Barricade. Prior to any development occurring on the property, temporary
barricades shall be provided and maintained on the property adjacent to right of ways,
from accessing the Property via the Stub Roads. The temporary barricades shall be
removed prior to the issuance of the 50 th certificate of occupancy. (P & T)
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ATTACHMENT 2
TEXTUAL STATEMENT
December 3, 2018
I.Rezone from A to R-12 for the uses permitted in R-12 District with Conditional Use
as described herein, and as provided in the accompanying proffers.
II.Development of the lots shall conform to the following:
a.Lot Area and Width. Each lot shall have an area of not less than 6,000 square feet
and a lot width of not less than forty-five (45) feet.
b.Lot Coverage. All buildings, including accessory buildings, on any lot shall not
c.Front Yard. Minimum of twenty (20) feet in depth. Minimum setbacks shall be
increased where necessary to obtain the required lot width at the front building
line.
d.Side Yard. Two (2) side yards, each a minimum of five (5) feet in width.
e.Corner Side Yard. Minimum of fifteen (15) feet.
f.Rear Yard. Minimum of twenty-five (25) feet.
g.Encroachments. Bay windows and eaves may project into any yard setback up to
three and a half (3.5) feet.
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ATTACHMENT 3
EXHIBIT A CONCEPTUAL PLAN
March 11, 2019
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ATTACHMENT 4
EXHIBIT B ELEVATIONS 1-16
November 19, 2018
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ATTACHMENT 5
EXHIBIT C COMPILED ZONING EXHIBIT (BUFFER)
February 25, 2019
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