19SN0596
CASE NUMBER: 19SN0596
APPLICANT: Harpers Mill Development Corp
CHESTERFIELD COUNTY, VIRGINIA
MATOACADISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
MAY 22, 2019
BOS Time Remaining:
365 DAYS
Applicant’s Contact:
J MARK SOWERS(804-794-6836)
Planning Department Case Manager:
0.3 Acres – 8472 Highmarker Court
TYLER WALTER (804-318-8893)
Harpers Mill Northwest
REQUEST
Amendment of zoning approval (Case 02SN0209) relative to cash proffers in a Residential (R-12)
District. Specifically, amendment to Proffered Condition 5 is planned to a delete cash proffer
payment.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.A proffered condition and approved zoning conditions are located in Attachments 1 and 2.
SUMMARY
A single-family residential subdivision (Harpers Mill Northwest) is under development within the
Harpers Mill community, being a mixture of single family, cluster, townhouse and condominium
homes with a maximum of 2,392 dwelling units.
There is one dwelling unit included in this request on which a cash proffer could be collected in
the amount of $14,457. The applicant indicates this lot was inadvertently omitted from a 2017
amendment to Case 02SN0209 which deleted cash proffer payment on 2,106 units within
Harper’s Mill and addressed the development’s impact on transportation facilities with off-site
road improvements (Case 17SN0557). The applicant is requesting the same amendment, thereby
deleting the cash proffer payment for this one lot. In lieu of a per unit cash proffer payment, the
Board approved transportation improvements valued at $20,511,100.
Existing conditions, and those proffered with this request, provide design and architectural
standards (summarized on page 6) that are compatible with the surrounding community.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING – APPROVAL
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 comparable in quality to the
STAFF
surrounding area.
TRANSPORTATION – APPROVAL
The development’s traffic impact will be addressed by providing road
improvements.
SUMMARY OF IDENTIFIED ISSUES
DepartmentIssue
The Public Facilities Plan recommends a new library in the vicinity of
Otterdale Road and Hull Street Road to address service gap and demand
LIBRARIES
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 Public Facilities Plan identifies the need for a regional park in the
PARKS Winterpock area in the vicinity of Hull Street, Winterpock and Beach Roads.
The land for this park has not been acquired.
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL I
The designation suggests the property is appropriate for residential use with a maximum of 2.0
dwellings per acre.
Surrounding Land Uses and Development
Highmarker Ct.
Harpers Mill
Pkwy.
Single family
residential - Harpers
Mill Northwest
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PLANNING
Staff Contact: Tyler Walter (804-318-8893) waltert@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Residential (R-12) with Conditional Use Planned Development to
permit a mixture of residential uses.
A mixture of residential uses, including single family, cluster, townhouse, and
multi-family dwellings as well as commercial and offices were permitted.
02SN0209*
Conditions limited density to a maximum of 2,392 dwelling units and included
Approved
cash proffers:
(12/2003)
For non-age restricted units - $7,800 per dwelling unit (currently
o
escalated to $14,457)
For age-restricted units -$4,235 per dwelling unit (currently
o
escalated to $8,095).
Amendment of zoning approval (02SN0209) relative to transportation
improvements, transportation density, access, lighting, setbacks, and lots sizes in
a R-12 District. These amendments provided the following:
Increase maximum transportation development density at build-out
14SN0534
Modify transportation improvements based on new maximum densities
Approved
Delay timing of some required road improvements
(01/2014)
Permit a temporary emergency access to Beach Road
Increase freestanding lighting height for playfields
Reduce minimum lot size and setbacks for cluster residential
development
Amendment of zoning approval (02SN0209) relative to cash proffer
Impacts 2,106 dwelling units
17SN0557*
Deletion of cash proffer payment with development’s impact on the
Approved
transportation network addressed through construction of off-site road
(04/2017)
improvements proffered with Case 14SN0534 (Proffered Condition 3).
Quality design and architecture offered
The staff reports for these cases analyzed the impact of the proposed development on public
*
facilities and the applicant’s offer to mitigate that impact.
Proposal
Single-family residential dwellings are being developed as the Harpers Mill Northwest
Subdivision, a section the Harpers Mill community. One (1) dwelling unit would be impacted by
this request which was inadvertently omitted from Case 17SN0557.
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Design Requirements of Case 02SN0209 (Single-Family)
Minimum house size for lots adjacent to Hampton Park & West of Otterdale Road
Buffers recorded in open space
Recreational amenities per requirements outlined in restrictive covenants
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.
As suggested by Comprehensive Plan goals and zoning ordinance, the proffered conditions of
this current request along with those approved with Case 02SN0209 include design and
architectural elements compatible in quality to the surrounding community.
The following provides an overview of additional design requirements offered as part of this
request, being the same requirements as those offered with Case 17SN0557 for single-family
development (Attachment 1 – Proffered Conditions):
Lot design
Landscaping with yards and along front foundations
o
Irrigated and sodded front, side and corner
o
Hardscaped front walks and driveways
o
Screening of HVAC equipment
o
Dwelling design
Architectural variety to avoid monotonous streetscape
o
Variety of siding materials to include vinyl (0.044 inch thickness)
o
Foundation, porch and roof treatment
o
Chimney, eaves and columns treatment
o
Upgraded garage doors
o
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions of this request along with those approved with Case 02SN0209 include quality
design and architectural elements that are comparable in quality to that of the surrounding
community.
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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
County’s budget or capital improvement program.
On April 26, 2017, zoning case 17SN0557 proffered offsite road improvements to address this
developments’ impact on transportation facilities, while also eliminating the cash proffer
payment on the majority of the Harper’s Mill development. To that end, not all vacant, yet
buildable properties were included with that request. The subject property, 8472 Highmarker
Court, was inadvertently omitted from Case 17SN0557. The current cash proffer amount is
$14,457 for the single dwelling unit. With this request, the applicant is seeking to eliminate the
cash proffer for the one property included with this application.
COUNTY TRANSPORTATION
Staff Contact: Steve Adams (804-748-1037) adamsst@chesterfield.gov
In April 2017, the Board approved Case 17SN0557, in which the applicant deleted the cash
proffer payment (Proffered Condition 5 of Case 02SN0209) and chose to address the
development’s impact on the County’s road transportation network through construction of
road improvements (Proffered Condition 3 of Case 14SN0534). According to the applicant, the
subject property, 8472 Highmarker Court, was inadvertently omitted from Case 17SN0557. The
applicant is requesting the same amendment for the subject property, which was included in
Cases 02SN0209 and 14SN0534.
Case 14SN0534 requires the applicant to: 1) widen a section of Otterdale Road, south of Hull
Street Road (Route 360), from 2 to 4 lanes; 2) widen a section of Hampton Park Drive, south of
Route 360, from 2 to 4 lanes; 3) construct 2 extensions of a 2-lane road for Harpers Mill
Parkway; and 4) construct a 2-lane extension of Otterdale Road to Beach Road. The total impact
of Case 17SN0557 and the subject property under the Road Cash Proffer methodology is
anticipated to be $19,805,800 \[(2,160 x $9,400) + (1 x $9,400)\], and the estimated cost of
constructing the road improvements listed above is $20,511,100. It should be noted, however,
that the actual cost to provide these improvements could be more or less than this amount.
Staff supports the request.
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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
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 twelve (12) minutes. Fire and
EMS is currently unable to meet that goal.
Nearby Fire/EMS Facilities
The Clover Hill Fire Station, Company Number 7
The Manchester Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of .176 calls per dwelling, it is estimated that this development will
generate 0 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 ElementarySchool, 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
School Type
Schools Currently Serving Area Winterpock Bailey BridgeCosby
1,0611,4512,142
Current Enrollment
2017-18
Design Capacity (2) 1,0231,5991,985
School Year
Enrollment Percent of Design 104%91%108%
Capacity
Total Number of Trailers 409
409
Number of Classroom Trailers
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit. Student
(1)
Generation Factor (2017) is the actual total number of students by grade level divided by the actual total number of
housing units by housing type.
Design capacity is the maximum number of students the building can accommodate based on the Virginia Department
(2)
of Education Standards of Quality and the architectural program design of the existing building including all interior and
exterior renovations to date and an inventory of all available space. Design capacity does not include site-based
initiatives and is thus not subject to frequent change and represents prototypical design capacity using VDOE standards.
Public Facilities Plan
Post 2020, the Public Facilities Plan 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 Plan.
Additional School Comments
As this application proposes one single-family dwelling unit, this request will have minimal
impact on school facilities.
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Countywide Library Needs
The public library system’s role in the county has expanded beyond its traditional function as a
resource for information and materials, and now serves as a community gathering place for
educational, cultural and informational services; community support during emergencies;
economic development; and revitalization activities.
Nearby Library
Clover Hill
Additional Library Comments:
The Public Facilities Plan 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 Plan 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.
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PARKS AND RECREATION
Staff Contact: Janit Llewellyn (804-751-4482) llewellynja@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
Cosby High School
•
•
Clover Hill Elementary School
Public Facilities Plan
The Public Facilities Plan identifies the need for a regional park in the Winterpock area in the
vicinity of Hull Street, Winterpock and Beach Roads. The 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 the Winterpock Road as a shared use path.
Additional Parks Comments
There is an opportunity to connect pedestrians from this development to the Bikeways and Trails
route on Winterpock Road. Internal bike and pedestrian trails could connect directly to
Winterpock Road at Bethia Road. Additional connections to the planned Bikeways and Trails
system are possible at the intersection of Otterdale Road at Beach Road near Coalboro Road.
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UTILITIES
Staff Contact: Matthew Rembold (804-706-7616) remboldm@chesterfield.gov
Existing Water and Wastewater Systems
Connection
Size of Closest
Currently ServicedRequired by County
Utility Type
Existing Lines
Code
Water No8” Yes
Wastewater No8” Yes
Additional Utility Comments:
This parcel is within the mandatory water and wastewater connection areas for new non-
residential structures. It was zoned previously by Case 02SN0209 with Proffered Condition 1.b.
indicating the use of public water and wastewater systems.
The subject request will have no impact on the Utilities Department.The Utilities Department
supports this case.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) wardr@chesterfield.gov
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Adam Wilkerson (804-674-2384) adam.wilkerson@vdot.virginia.gov
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
02/07/19 Application submitted
02/07/19, Proffer conditions submitted
2/11/19,
4/1/19, &
4/2/19
Planning Commission
4/16/19Citizen Comments:
No citizens spoke to this request.
Recommendation – APPROVAL SUBJECT TO THE 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
April 2, 2019
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 rezoning case, pursuant to Section 15.2-2298 of the
Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for
themselves and their successors or assigns, proffer that the property under consideration (the
“Property”) will be developed according to the following proffers if, and only if, the rezoning
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.
Proffered Conditions:
These Architectural/Design Elements shall apply. All
1. Architectural/Design Elements:
design elements below are considered minimum standards.
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 frontwalk shall be provided to each
dwelling unit or building of multiple units, to connect to drives, sidewalks or streets.
iii. Landscaping and Yards:
Front foundation planting beds shall be required along the entire front facade of all
units, and shall extend along all sides facing a street. Foundation Planting Beds shall be a
minimum of 4’ wide from the unit foundation. Planting beds shall be defined with a
trenched edge or suitable landscape edging material. Planting beds shall include
medium shrubs, spaced a maximum of four (4) feet apart. Unit corners shall be visually
softened with vertical accent shrubs (4’-5’) or small evergreen trees (6’-8’) at the time of
planting. An alternative to one corner landscaping treatment shall be one small
deciduous tree planted in the front yard of the dwelling or building.
iv. Sod:
All front, side and corner side yard lawns shall be sodded and irrigated.
v. HVAC Equipment:
HVAC equipment shall be placed at the rear of the dwelling or shall be screened with a
framed lattice or other approved screening enclosure or landscaping if located on the
side of the dwelling. No HVAC equipment shall be allowed in the front yard.
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vi. Architecture and Materials:
Exterior Facades: Acceptable siding materials include brick, stone, masonry, stucco,
synthetic stucco (E.I.F.S), horizontal lap siding, vertical siding, shingles, board and batten
siding, and shake siding. Siding may be permitted to be manufactured from natural
wood, cement fiber board, or may be premium quality vinyl siding, or other material of
comparable quality as approved by the Planning Department. Plywood and metal siding
shall not be permitted. Plywood, metal, PVC, Fypon, vinyl, or other similar materials may
be used for trim and accent features only.
Additional siding requirements:
a. Premium quality vinyl siding is defined as siding with a minimum wall
thickness of 0.044 inches.
b. Synthetic Stucco (E.I.F.S.) siding shall be finished in smooth, sand or level
texture. Rough textures are not permitted.
vii. Eaves:
All gables located on front and side facades shall have flying rafters. Overhangs shall be
a minimum of 12”. Exceptions to this requirement can be granted by the Director of
Planning on a case by case basis if the architecture of the house does not warrant the
use of flying rafters.
viii. Garage Doors:
Front loaded and corner side loaded garages, shall use an upgraded garage door. An
upgraded garage door is any door with a minimum of 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.
ix. Columns:
Columns on the front or corner sides of the dwelling, including tapered columns, shall
be a minimum of 10” diameter. No smaller than 10” diameter columns shall be allowed
unless the architectural style specifically needs a smaller size for proper balancing as
determined by the Director of Planning.
x. Foundations:
The exposed portion of any foundation shall be of brick, synthetic stone, natural stone
or combinations thereof. Synthetic or natural stucco foundations may be permitted for
facades constructed of entirely stucco. Siding step down foundations shall be permitted
on the side and rear elevations provided that a minimum eighteen (18) inches of
exposed brick or stone shall be required. A maximum of two (2) steps shall be permitted
on any elevation.
xi. Roof Material:
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Roofing material shall be a material consisting of, but not limited to, architectural
dimensional shingles, metal, or rubber membrane, and having a minimum 30-year
warranty.
xii. Porches, Stoops and Decks:
Front Porches: All front entry stoops and front porches shall be constructed with
continuous masonry foundation wall or on minimum 12”x12” masonry piers. Extended
front porches shall be a minimum of five (5)’ deep. Space between piers under porches
shall be enclosed with framed lattice panels. Handrails and railings shall be finished
painted wood or metal railing with vertical pickets or swan balusters. Pickets shall be
supported on top and bottom rails that span between columns. There shall be no
unpainted vertical surfaces on decks, porches and stoops on the front or sides of the
house.
xiii. Architectural styles:
Single family detached dwellings with the same elevations may not be located adjacent
to, directly across from, or diagonally across from each other on the same street. In
either case, this requirement does not apply to dwellings on different streets backing up
to each other.
xiv. Chimneys:
Chimneys: Chimney chases shall be constructed of brick or stone. Sided chimneys shall
be permitted if it does not face a street. The foundation of any chimney shall match the
house foundation. For gas fireplaces, metal flues may be used on the roof.
Direct Vent Fireplaces: Direct vent gas fireplace boxes, which extend beyond the
exterior plane of the dwelling, are not permitted on front facades or side facades facing
a street. The exterior material and finish used will match the surrounding facade. (P)
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ATTACHMENT 2
APPROVED PROFFERED CONDITIONS (02SN0209)
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ATTACHMENT 3
APPROVED TEXTUAL STATEMENT (02SN0209)
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