19SN0581
CASE NUMBER: 19SN0581
APPLICANT: Chesterfield DD, Inc.
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
MAY 22, 2019
BOS Time Remaining:
365 DAYS
Contact:
JACK R WILSON (804-425-9474)
Planning Department Case Manager:
85.9 Acres 15101 Hull Street Road
DARLA ORR (804-717-6533)
MADISON CROSSING
REQUEST
Amendment of zoning approval (Case 13SN0110) relative to cash proffers, road improvements
and utilities contribution in a Multifamily Residential (R-MF) District. Specifically, amendments to
Proffered Conditions 3, 5 and 8 are planned to modify cash proffer payments and required road
improvements and to increase a utilities contribution.
Notes:
A. Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions and approved zoning conditions are located in Attachments 1 and 2
SUMMARY
The development (Madison Crossing) is planned for 520 multi-family and 50 townhome
residential units and group care facility uses.
The current cash proffer amount is $18,966 per dwelling unit with three or more bedrooms or
$11,152 for dwelling units with two or fewer bedrooms. Per the currently approved zoning (Case
13SN0110), up to 74 units could be constructed with three bedrooms or more and a minimum of
496 units could be constructed with two bedrooms or fewer. The current total potential value of
the approved cash proffer equates to $6,934,876.
The applicant is requesting approval to reduce the cash proffer amount depending on the type of
unit: $5,922 per townhouse, $5,640 per multi-family unit, or $2,914 per age-restricted unit.
Therefore, equating to a total potential value ranging from $1,660,980 to $3,228,900.
Additionally, the requested cash proffer amounts may be reduced at the option of the
Transportation Department if off-site road improvements are provided. These potential
improvements have not been identified at this time.
Existing conditions (summarized on pages 5 and 6) would result in a development comparable in
quality to that of the surrounding area.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING APPROVAL
Quality design and architecture required by existing zoning conditions
provide for a convenient, attractive, and harmonious community
STAFF
comparable in quality to the surrounding area.
TRANSPORTATION APPROVAL
The dcash
payments or road improvements.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new library in the vicinity of
Otterdale Road and Hull Street Road to address service gap and
LIBRARIES demand issues related to increases in population anticipated in this
area of the county. Land for expansion or replacement of this facility
or new facility has not been acquired.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that Grange Hall Elementary
School be revitalized or replaced post 2020. The tƌğƓ also recommends
a new elementary school in the vicinity of Hull Street and Otterdale
Roads, east of Skinquarter Road and south of Duval Road, a new
SCHOOLS middle school in the vicinity of Hull Street and Otterdale Roads, and a
new high school in the vicinity of Genito and Otterdale Roads
northwest of Swift Creek Reservoir. At this time, a budget has not been
developed for the acquisition of land or construction of these school
facilities as recommended in the tƌğƓ.
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Comprehensive Plan
Classifications: Neighborhood Business, Medium-High Density Residential and
Suburban Residential I
These designations suggest the property is appropriate for commercial uses that serve a neighborhood wide
trade area on the northern portion of the property; 4.0 to 8.0 dwellings per acre north of Ashbrook Parkway,
south of the Neighborhood Business area; and, maximum of 2.0 dwellings per acre south of Ashbrook Parkway.
Surrounding Land Uses and Development
Commercial use
Hull Street Rd
Hancock Village
Otterdale Rd
Ashbrook Pkwy
Single family
residential - Ashbrook
Single family residential
Hampton Park
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Multi-family Residential (R-MF) with conditional use planned
development to permit a 520-unit multi-family residential development, 50
townhomes, and a 60-bed group care facility and commercial uses. Limits on
numbers of bedrooms offered and age restriction of units optional
13SN0110
Approved
Uses permitted as outlined on tract plan (Attachment 2); phasing of multi-family
(9/2015)
residential units in Tract A until minimum in Tract B to reserve land for potential
commercial use along northern portion of property
The staff report for this case analyzed the impact of the proposed development on
Proposal
A development (Madison Crossing), which includes 520 multi-family and 50 townhome
residential units and group care facility uses, is planned.
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.
Existing zoning conditions include high quality residential design and architectural elements
that will create an attractive, unique, well-planned, well-maintained and long-lasting
development that is comparable to the surrounding area. These elements are outlined below:
Community
Street trees and sidewalks on both sides of roads; sidewalks along Ashbrook Parkway
o
(on- and off-site)
Active and passive recreational areas including a pool, clubhouse, playground and
o
water features
0.75 acre focal points in each tract, including hardscaped and open areas designed for
o
public gatherings; 20% of area outside of RPA in open space in townhome tract (Tract
C)
Architectural compatibility between all tracts
o
Lots
Landscaping within yards and along front foundations
o
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Hardscaped front walks and drives
o
Staggered building setbacks
o
Buildings
Planning Commission must approve elevations; Traditional Richmond architecture
o
Variation in adjacent building elevations to avoid monotonous streetscape
o
Mixture of design features including articulation of doors and windows, sculptural
o
and textural relief, architectural ornamentation; architectural variety and cohesive
residential character; includes balconies
Façade treatment 60 % masonry on street facing facades; maximum of 40%
o
premium quality vinyl on all sides
Foundation, porch and roof treatment
o
Maximum building height of 50 feet and minimum townhome sizes
o
Maximum of 12 3-bedroom units permitted
o
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
al improvement program.
The current cash proffer amount is $18,966 dwelling unit with three or more bedrooms or
$11,152 for dwelling units with two or fewer bedrooms. There are 570 units included with this
request. Per the currently approved zoning case, 13SN0110, up to 74 units could be constructed
with three bedrooms or more and a minimum of 496 units could be constructed with two
bedrooms or fewer. The current total potential value of the approved cash proffer equates to
$6,934,876.
With this request, the applicant has requested reduce the cash proffer amount depending on
the type of unit: $5,922 per townhouse, $5,640 per multi-family unit, or $2,914 per age-
restricted unit. Therefore, equating to a total potential value ranging from $1,660,980 to
$3,228,900. Additionally, the requested cash proffer amounts could be further reduced at the
option of the Transportation Department if other road improvements are completed.
COUNTY DEPARTMENT OF TRANSPORTATION
Staff Contact: Steve Adams (804-748-1037) adamsSt@chesterfield.gov
The property could be developed for 570 dwelling units (520 multi-family and 50 townhomes)
with potential of group care facility use. Dwelling units may be age-restricted. Based on trip
generation rates for multi-family units, the proposed development could generate
approximately 3,200 average daily trips. Traffic generated by development of the property will
be initially distributed to Hull Street Road (Route 360) and Ashbrook Parkway.
s Thoroughfare Plan as a major arterial with a
recommended right of way width of 200 feet. Hull Street Road is a six-lane divided road, with a
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traffic signal at the Hampton Park Drive intersection. In 2018, the traffic count on Hull Street
Road east of Ott
Ashbrook Parkway major arterial with a
recommended right of way width of 90 feet. Ashbrook Parkway is a two-lane road that has
been constructed in conjunction with area development.
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 Conditions 6 and 9 of Case 13SN0110)
100 feet along Route 360 for the Property frontage.
90-foot-wide for Ashbrook Parkway through the Property.
Right-of-way to accommodate the North/South Road.
Vehicular Access Control (Proffered Condition 7 of Case 13SN0110)
One (1) access to Route 360 constructed to preclude left-out movements.
Approval of an access plan for Ashbrook Parkway.
Road Improvements (Proffered Condition 3 of this Case & Proffered Condition 9 of Case
13SN0110)
Two (2) lanes of Ashbrook Pky from western terminus to the RPA limits.
Two (2) lanes of North/South Road connecting Ashbrook Pky and Route 360.
Sidewalk along the north side of Ashbrook Pky on the Property.
Additional lane along Route 360 for the Property frontage.
Right turn lane along Route 360 at the site access.
Adequate left turn lane along Route 360 at the existing crossover that serves the Property.
Sidewalk along Route 360 for the Property frontage.
Left and right turn lanes or roundabout along Ashbrook Pky at each access.
The property is located within Traffic Shed 11, which encompasses the area of the county south
of Hull Street Road, west of Winterpock Road, and north of River Road. Several roads in this
traffic shed or which serve this traffic shed are substandard, with little or no shoulders, fixed
objects (trees) adjacent to the edge of the pavement, and poor vertical and horizontal
alignments. The traffic volume generated from this proposed residential development will
contribute to an identifiable need for transportation facility improvements to these roads in
excess of existing transportation facility capacity. Roads in this shed or which serve this shed
need to be improved or widened to address safety and accommodate increased traffic,
including the increased traffic from the proposed development.
transportation network through dedication of property, construction of road improvements, or
transportation network, Transportation staff has calculated the average impact of a single-
family dwelling unit on the road 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
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dwelling unit as addressing the traffic impacts of residential development, with all of the funds
to be dedicated towards improvements to the transportation network. The Policy allows the
county to consider mitigating circumstances about a proposed development. In this case, the
residential development is not limited to a specific type. Based on the volume of traffic it
generates:
A townhouse unit, which generates 63% of the traffic of single-family dwelling unit, traffic
impact could be addressed by $5,922 per unit.
A multi-family unit, which generates 60% of the traffic of single-family dwelling unit, traffic
impact could be addressed by $5,640 per unit.
A senior housing attached unit, which generates 31% of the traffic of single-family unit,
traffic impact could be addressed by $2,914 per unit.
Depending on the residential unit types developed on the property, the traffic impact could be
valued between $1,660,980 ($2,914 x 570) and $3,228,900 \[($5,922 x 50) + ($5,640 x 520)\].
In September 2015, the Board approved Case 13SN0110, in which the applicant chose to
-
(Proffered Condition 8 of Case 13SN0110). The applicant was to construc--
lane section of Ashbrook Parkway from the eastern property line to the Shady Banks Drive
-
line to the Ashlake Parkway intersection (approximat-
improvements were provided with the initial development, then a transportation credit in the
amount of $3,229,471 would be allocated to reduce the cash proffer payment accordingly for
the development. (Proffered Condition 3D of Case 13SN0110)
With this request, the applicant is amending the road cash proffer payment to be consistent
-nts as noted above (Proffered Condition 3). The
road cash proffer allows, at the option of the Transportation Department, a reduction in the
payments based on the cost of road improvements provided by the applicant. Specific road
improvements have not been identified. With this amendment, the applicant will continue to
provide on-site improvements, which includes construction of two-lanes of Ashbrook Parkway
from the existing western terminus to the RPA limits at the eastern Property line
(approximately 1,400 feet). With completion of this development and associated
improvements, Ashbrook Parkway will connect to Hampton Park Drive and Route 360 but will
not connect to the east. This amendment would result in approximately 1,200 feet of Ashbrook
Parkway, including a major drainage crossing, to be constructed as a future public project. (see
Road Exhibit on the following page)
Staff considers that the traffic impacts of the proposed development have been adequately
addressed by the road cash proffer payment and the road improvements as stated above. Staff
supports this request.
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FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (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 Clover Hill Fire Station, Company Number 7
Anticipated Fire & EMS Impacts/Needs
Based on an average of .176 calls per dwelling, it is estimated that this development will
generate 100 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
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School, Providence Middle School, and Monacan High School. A replacement Enon Elementary
School is currently in construction on the existing school site, a replacement Manchester
Middle School is planned for construction on the existing school site, and the Beulah
Elementary School, Providence Middle School, and Monacan High School projects are
complete. Additional school construction projects include a Matoaca Middle School addition
on the east campus site, and the new Matoaca Elementary School will be constructed on the
existing west campus site. Upon completion of the east campus addition, the current west
campus building will be demolished and Matoaca Middle School will operate as a single, unified
campus. Information on the CIP and School Board approved construction projects can be found
in the financial section of the CCPS Adopted Budget for FY2019.
Anticipated School Impacts
Elementary Middle High Total (1)
96 46 52 194
Anticipated Student Yield by
School Type
Clover Hill Swift Creek Cosby
Schools Currently Serving Area
Current Enrollment 769 985 2,142
2017-18
Design Capacity (2) 820 984 1,985
School Year
94% 100% 108%
Enrollment Percent of Design
Capacity
7 3 9
Total Number of Trailers
Number of Classroom Trailers 3 0 9
Note:
Based upon average number of students per townhome unit countywide at 0.35 students per unit and average number
(1)
of students per multi-family housing unit countywide at 0.34. 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 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 tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends that Grange Hall Elementary School be revitalized or
replaced post 2020. The tƌğƓ also recommends a new elementary school in the vicinity of Hull
Street and Otterdale Roads, east of Skinquarter Road and south of Duval Road, a new middle
school in the vicinity of Hull Street and Otterdale Roads, and a new high school in the vicinity of
Genito and Otterdale Roads northwest of Swift Creek Reservoir. However at this time, a budget
has not been developed for the acquisition of land or construction of these school facilities as
recommended in the tƌğƓ.
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
on 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 Library
Clover Hill
Additional Library Comments
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Clover Hill library should be expanded/replaced or a new
facility shall be constructed in the general vicinity at or near current site. Land for expansion or
replacement of this facility or new facility is being acquired. The tƌğƓ additionally recommends
a new library in the vicinity of Otterdale Road and Hull Street Road to address service gap and
demand issues related to increases in population anticipated in this area of the county. Land
for expansion or replacement of this facility or new facility has not been acquired.
UTILITIES
Staff Contact: Mike Larson (748-1338) larsonm@chesterfield.gov
The proposed development is located within the mandatory water and wastewater connection
areas for residential structures. The applicant has proffered connection to the public water and
wastewater systems under Case 13SN0110 (Proffered Condition 2). This development is
located within the Dry Creek Wastewater Pump Station sewer shed and the applicant has
previously proffered a payment of $200/gross acre toward the expansion of this facility. (Case
13SN0110, Proffered Condition 5)
The applicant has addressed the impact to the public facility and has accounted for inflationary
cost increases resulting from the passage of time with a proposed contribution of $456.00 per
acre adjusted annually for the Marshal Swift Index as a contribution toward the expansion of
the Dry Creek Wastewater Pump Station. (Proffered Condition 3, Attachment 1)
The Utilities Department supports this case.
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ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
This request will have a minimal impact on these facilities.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
To date, no comments have been received.
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CASE HISTORY
Applicant Submittals
12/14/18 Application submitted
1/7 and Application amended
3/25/19
1/28, 3/15 Proffered conditions submitted
and
3/26/19
Community Meeting
4/9/19 Issues Discussed:
Two residents of Dogwood Villas attended and discussed the following:
Volume of traffic along Hull Street Road; difficulties making at left from
Dogwood Villas at Cosby Road crossover
Timing of completing Ashbrook Parkway connection to east; timing of
construction of North/South Road in proposed development
Planning Commission
4/16/19 Citizen Comments:
No citizens spoke to this request.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS
IN ATTACHMENT 1
Motion: Stariha Second: Jones
AYES: Jackson, Freye, Jones, Sloan and Stariha
The Board of Supervisors on Wednesday, May 22, 2019, beginning at 6:00 p.m., will consider
this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
3/26/19
Note: The Planning Commission and staff recommend acceptance of the following proffered
conditions, as offered by the applicant.
The property owner and applicant in this case, pursuant to Section 15.2-2298 of the Code of
Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves
will be developed according to the following proffers if, and only if, the request submitted
herewith is granted with only those conditions agreed to by the owner and applicant. In the
event this request is denied or approved with conditions not agreed to by the owner and
applicant, the proffers shall immediately be null and void and of no further force or effect.
The Applicant hereby amends Proffered Condition 3 of Case 13SN0110 to read as follows:
1.Road Cash Proffers
a.The applicant, sub-divider, or assignee(s) shall pay $5,922 for each townhouse
dwelling unit, $5,640 for each multifamily dwelling unit and $2,914 for each age-
restricted (apartment) dwelling unit to the County of Chesterfield for road
b.Each payment shall be made prior to the issuance of a building permit for a
dwelling unit unless state law modifies the timing of the payment. Should
Chesterfield County impose impact fees at any time during the life of the
development that are applicable to the property, the amount paid in cash
proffers shall be in lieu of or credited toward, but not in addition to, any impact
fees, in a manner determined by the County.
c. At the option of the Transportation Department, Cash Proffer Payments may be
reduced for the cost of road improvements, other than those road
improvements identified in Proffered Condition 3 of Case 19SN0581 and
Proffered Condition 9 of Case 13SN0110, provided by the applicant, sub-
divider, or assignee(s) as determined by the Transportation Department. (B&M
and T)
The Applicant hereby amends Proffered Condition 5 of Case 13SN0110 to read as follows:
2.Prior to the issuance of the first building permit for each Tract, the Developer shall make
payments to Chesterfield County in the amount of $456.00 per acre adjusted annually
for the Marshal Swift Index as a contribution towards the expansion of the Dry Creek
Wastewater Pump Station. (U)
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The Applicant hereby amends Proffered Condition 8 of Case 13SN0110 to read as follows:
3.Road Improvements.
A.With initial development on Tract A or Tract B, whichever occurs first, the following
improvements shall be completed, as determined by the Transportation
Department:
i. Construction of two lanes of Ashbrook Parkway to VDOT urban minor
arterial standards with a 40 mph design speed, with any modifications
approved by the Transportation Department, from its terminus
approximately 1,000 feet east of Hampton Park Drive through the
Property line. The exact length, location and design of this improvement
shall be approved by the Transportation Department.
ii. Construction of a sidewalk along the north side of Ashbrook Parkway
from the western Property line through the Property to the Resource
Protection Area (RPA) limits at the eastern Property line.
iii. Dedication, free and unrestricted, to and for the benefit of Chesterfield
County, of any additional right-of-way (or easements) required for these
improvements.
B.With initial development of Tract A, the following improvements shall also be
completed, as determined by the Transportation Department:
i. Construction of an additional lane of pavement along the eastbound
lanes of Route 360 for the entire Property frontage.
ii. Construction of additional pavement along the westbound lanes of Route
360 to provide an adequate left turn lane, as determined by the
Transportation Department, at the existing crossover that aligns the
approved access.
iii. Construction of additional pavement along the eastbound lanes of Route
360 at the approved access to provide a separate right turn lane.
iv. Construction of a sidewalk along the south side of Route 360 for the entire
Property frontage.
v. Dedication, free and unrestricted, to and for the benefit of Chesterfield
County, of any additional right-of-way (or easements) required for these
improvements.
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C.With development of Tract B or Tract C, the following improvements shall also be
completed, as determined by the Transportation Department:
i.Construction of left and right turn lanes or roundabouts along Ashbrook
Parkway, as approved by the Transportation Department, at each
approved access as described in Proffered Condition 6.B. of Case
13SN0110. (T)
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ATTACHMENT 2
APPROVED CONDITIONS (CASE 13SN0110)
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