19SN0602
CASE NUMBER: 19SN0602
APPLICANT: Farrish Properties, LLC
CHESTERFIELD COUNTY,
VIRGINIA
DALE DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
SEPTEMBER 25, 2019
BOSTime Remaining:
365 DAYS
Agent:
KERRY HUTCHERSON (804-516-8910)
39.8 Acres 9621 Hopkins Rd.
Planning Department Case Manager:
OLD LANE CROSSING
DARLA ORR (804-717-6533)
REQUEST
Rezoning from Agricultural (A) and Light Industrial (I-1) to Residential (R-15) with Conditional Use
Planned Development (CUPD) to permit exceptions to ordinance requirements.
Notes:
A.Conditions may be imposed or the property owners may proffer conditions.
B.Proffered Conditions, Textual Statement and Exhibits are located in Attachments 1 4.
SUMMARY
The subject property is in a designated revitalization area. A 98-lot cluster-style single family
development (Old Lane Crossing) is planned and will feature dwellings with front porches on
smaller lots located closer to tree-lined streets with sidewalks, and neighborhood pathways and
gathering areas.
Under the Road Cash Proffer Policy, no road cash proffer will be accepted to address the
road improvements to address an identifiable
need for area transportation improvements which include access controls, turn lanes into the
development and to serve existing Alfaree Road, sidewalk along Hopkins Road and Old Lane, and
a 4-foot wide paved shoulder along part of Hopkins Road frontage.
The applicant has proffered design and architectural standards (discussed on pages 5 and 6) to
ensure a well-designed, quality development that should serve to enhance the community.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING APPROVAL
Proposed zoning and land use comply with recommendations of the
Comprehensive Plan
Quality design and architecture offered by the applicant provide for a
convenient, attractive and harmonious community that should enhance the
STAFF surrounding development.
TRANSPORTATION APPROVAL
improvements
Within a revitalization area, under Road Cash Proffer Policy, no road cash
proffer will be accepted
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new middle school
facility in the vicinity of Chester and West Hundred Roads and a new
high school facility in the vicinity of Chester Road and Route 288 north
SCHOOLS
of Route 10. 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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TABLE A
REQUEST PROPERTIES
Tax Identification Number Address
785-666-8528 9621 HOPKINS ROAD
785-666-8563 9555 HOPKINS ROAD
785-666-8746 9601 HOPKINS ROAD
785-666-9880 9545 HOPKINS ROAD
785-667-8727 9501 HOPKINS ROAD
785-667-8755 9401 HOPKINS ROAD
786-666-3851 4500 OLD LANE
786-667-3619 9411 HOPKINS ROAD
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Comprehensive Plan THE CHESTER PLAN
Classification Residential: 2.5 unit per acre or less
This designation suggests the property is appropriate for residential use of 2.5 units per acre or less.
Surrounding Land Uses and Development
Alfaree Road
Route 288
Single family uses
Kendale Acres and
Hedgelawn subdivisions
CSX Railroad
Hopkins Rd.
Single-family
Old Lane
uses in A District
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Proposal
Development of a 98-lot cluster-style single family residential subdivision, referred to as Old Lane
Crossing, is proposed generally as outlined on the Conceptual Plan (Attachment 4). The proffered
limit of 98 units yields a density of approximately 2.46 dwelling units per acre.
Smaller lots (minimum area of 5,300 and 6,000 square feet) are planned with commensurate open
space equivalent to the difference between the minimum 15,000 square feet lot area requirement
for the R-15 Zoning District and the proposed reduced-sized lots. The open space will be designed
with pedestrian trails and gathering areas. The development will include sidewalks and street
trees on both sides of all streets, decorative street lighting, and pedestrian trails and gathering
areas within open space.
Approval of a Conditional Use Planned Development is requested to permit the reduced lot sizes
and widths, as well as reduced building setbacks to accommodate the cluster design. (Textual
Statement - Attachment 2)
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
(Proffered Conditions Attachment 1):
Community
Sidewalks and street trees on both sides of roads
o
Enhanced entrances
o
Pedestrian trails and gathering areas in open spaces, including hardscaped
o
recreational areas with benches and outdoor exercise stations
Lot types A and B with minimum areas of 6,000 and 5,300 square feet
o
Decorative street lighting
o
Lots
Foundation planting beds
o
Hardscaped driveways and front walks
o
Mechanical equipment screening
o
Dwellings
Architectural elevations (Exhibit A Attachment 3); front porches required; wrap
o
around porches required for corner side lots
Variation in building elevations along streets
o
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Façade treatment variety of materials, including premium quality vinyl with 0.44 wall
o
thickness; dutch lap siding prohibited
Special focus units, identified on Conceptual Plan, to have additional fenestration on
o
side facades
Foundation, roof and porch treatment
o
Garages permitted on Type A lots; garages not extend closer to street than front façade
o
of dwelling; enhanced garage doors
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.
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 8/8/19) represents a substantial improvement above conditions of
older residential development in the vicinity.
Specifically, this project would be a substantial improvement in terms of: common recreational
area, paved driveways, foundation planting beds, front porches, homeowners association, roof
materials, sidewalks, and street trees.
The project would be generally equivalent to surrounding development in terms of:
architectural variation, foundation treatment, front walks, garages, HVAC screening, and siding
material.
The project would be generally less equivalent to surrounding development in terms of house
size (not specified), landscaping (not specified beyond foundation plantings), 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 adjustments to the
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COUNTY TRANSPORTATION
Staff Contact: Steve Adams (804-748-1037) adamst@chesterfield.gov
The applicant has proffered a maximum density of 98 dwelling units (Proffered Condition 12).
Based on those number of units and applying trip generation rates for a single family
(detached) unit, development could generate approximately 1,030 average daily trips. Traffic
generated by development of the property will be distributed to Hopkins Road and Old Lane.
Hopkins Road is identified on the ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ as a major arterial with a
recommended right of way width of 90 feet. Hopkins Road is a two-lane road with sections that
are substandard, with approximately 10-foot lane widths and no usable shoulders. VDOT
minimum geometric design standards recommend this road have 12-foot lane widths and 10-
foot shoulders. In 2018, the traffic count was 9,200 vehicles per day (
Old Lane is identified on the ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ as a collector with a recommended
right of way width of 70 feet. Old Lane is a two-lane road that is substandard, with
approximately 10-foot lane widths and no usable shoulders. VDOT minimum geometric design
standards recommend this road have 11-foot lane widths and 6-foot shoulders. In 2018, the
traffic count was 6,300 vehicles
Section 19.1-231 of the County Code outlines the general requirements to meet the needs of
the traffic generated by a proposed development, including acceptable levels of service. This
proposed residential development would contribute to an identifiable need for transportation
improvements. The applicant has offered the following:
Vehicular Access (Proffered Condition 2):
One (1) public road access and four (4) residential driveways to Hopkins Road.
One (1) public road access to Old Lane.
Dedications (Proffered Condition 3):
Forty-five (45) feet of right of way along the east side of Hopkins Road.
Thirty-five (35) feet of right of way along the north side of Old Lane.
Road Improvements (Proffered Condition 4):
Left and right turn lanes along Hopkins Road to serve approved public road access.
Left and right turn lanes along Hopkins Road to serve existing Alfaree Road.
Right turn lane along Old Lane to serve the approved public road access.
Sidewalk along Hopkins Road and Old Lane as shown on the Concept Plan.
Four (4) foot unpaved shoulder along part of Hopkins Road frontage, with modifications
approved by the Transportation Department.
In accordance with the Zoning Ordinance, for new subdivisions adjacent to a limited access
road, such as Route 288, a 200-foot natural vegetation area, exclusive of required yards, shall
be maintained. The Transportation Department may reduce this distance requirement based
upon an acceptable noise study. With this request, the applicant has requested an exception of
200 feet for an existing dwelling unit and accessory structure (Lot E1) and a fifty (50) foot for all
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other lots that are adjacent to Route 288 (Textual Statement 8). The applicant has submitted a
noise study in support of the exception and staff has found it acceptable.
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.
Staff supports this request.
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
Mission
The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the
environment through a comprehensive fire and life safety program that ensures an adequate
and timely response to emergencies.
Response Times
The proposed development is located in the urban response zone for which Fire & EMS has a
goal of responding to at least 90% of the calls for service in under seven (7) minutes. Fire and
EMS is currently unable to meet that goal.
Nearby Fire/EMS Facilities
The Centralia Fire Station, Company Number 17
Anticipated Fire & EMS Impacts/Needs
Based on an average of .374 calls per dwelling, it is estimated that this development will
generate 36 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.
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Capital Improvements
The School Board FY2020 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 Manchester
Middle School is planned for construction on the existing school site, and the Beulah
Elementary School, Enon 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
FY2020.
Anticipated School Impacts
Elementary Middle High Total (1)
Anticipated Student Yield by 15 11 15 41
School Type
Ecoff Salem Church L.C. Bird
Schools Currently Serving Area
694 893 1,832
Current Enrollment
2018-19
Design Capacity (2) 974 1,216 2,454
School Year
Enrollment Percent of Design 71% 73% 75%
Capacity
Program Capacity (3) 834 993 2,228
83% 90% 82%
Enrollment Percent of Program
Capacity
0 5 5
Total Number of Trailers
Number of Classroom Trailers 0 4 5
Note:
Based upon the average number of students per single family dwelling unit for each of the school attendance zones
(1)
where the proposal is located. 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.
Program capacity is the maximum number of students the building can accommodate based on the Virginia
(3)
Department of Education Standards of Quality and the current school programming that may adjust the number of rooms
used for core or grade-level classrooms in the overall building design capacity.
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Public Facilities Plan
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new middle school facility in the vicinity of
Chester and West Hundred Roads and a new high school facility in the vicinity of Chester Road
and Route 288 north of Route 10. 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.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
Water and Wastewater Systems
Currently Size of Existing Line Connection Required by County Code?
Serviced?
Water Yes Yes
Wastewater No Yes
Additional Utility Comments:
The subject properties are located in the mandatory water and wastewater connection areas
for new non-residential structures. The applicant has proffered the use of public water and
wastewater (Proffered Condition 10).
Based on the number of lots proposed, the applicant is advised that a second water feed is
required. The applicant is also advised that sanitary sewer must be made available to upstream
lots along Hopkins Road that do not currently have service available.
The Utilities Department supports this case.
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ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) wardr@chesterfield.gov
Geography
The subject properties generally drain in three directions. The southern portion of the
properties drains from west to east toward the existing CSX railroad, then south toward Old
Lane Road. The northern portion of the properties drains from south to north toward Route
288, through an existing culvert under Route 288, and into Proctors Creek. The remaining
portions of the properties drain toward an existing pocket of wetlands on the property, which
then flows through the CSX property toward the existing culvert under Route 288. The
properties are all located within the Proctors Creek Watershed.
Environmental Features
A Resource Protection Area (RPA) Designation was completed by the applicant and has been
reviewed and confirmed by the Department of Environmental Engineering Water Quality
Section. There are no RPAs on the subject properties. Areas of wetlands are located on the
northeastern portion of the property located at 4500 Old Lane. Wetlands and/or streams shall
not be impacted without prior approval from the U.S. Army Corps of Engineers and/or the Virginia
Department of Environmental Quality.
Drainage
Portions of the subject properties currently sheet flow into several privately-owned residential
properties which abut the proposed development. 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 the proposed development is directed away from these existing lots
and/or collected in an approved drainage system. The applicant has offered Proffered Condition
14 to address this impact.
The Conceptual Layout Plan indicates there is an area of wetlands on the site which outfalls to
an existing ditch within the CSX Railroad property, then to an existing culvert under Route 288.
Offsite easements will be necessary to verify that the drainage is permanently conveyed to the
culvert and receiving channel. In addition, the southern portion of the proposed development
appears to drain toward the CSX railroad and/or to a potential stormwater management
facility. Per the Virginia Stormwater Management Program Regulations, concentrated
stormwater flow must be released into a stormwater conveyance system. Offsite easements
and drainage improvements may be necessary to discharge stormwater to an adequate
conveyance system.
Stormwater Management
The development of the subject properties will be subject to the Part IIB technical criteria of the
Virginia Stormwater Management Program Regulations for water quality and quantity. Any
areas of forest/open space used for stormwater quality compliance must be outside the limits
of the residential lots, unless otherwise approved by the Department of Environmental
Engineering.
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VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Willie Gordon (804-674-2384) willie.gordon@vdot.virginia.gov
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
PARKS AND PARKS AND RECREATION
Staff Contact: Janit Llewellyn (804-751-4482) llewellynja@chesterfield.gov
To date, no comments have been received.
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CASE HISTORY
Applicant Submittals
3/6/2019 Application submitted
5/14, 6/11, Proffered conditions, Textual Statement and exhibits submitted
7/25, 8/2,
8/7, 8/8
and
8/20/19
Community Meeting
7/8/19 Issues Discussed:
Area traffic is an issue without development; not supportive of additional
traffic
Intersection of Hopkins Road and Old Lane is a concern; no improvements
planned for intersection
Site distance issues at Old Cannon Road intersection with Hopkins Road
Current issues existing left on Hopkins Road from Alfaree Road; site distance
issues
Numerous accidents along Hopkins Road in vicinity of property, at Old Lane
and Hopkins Road and Alfaree Road and Hopkins Road intersections
Traffic backs up due to rail crossing on Old Lane
Low and no shoulders on Hopkins Road
Effects of turn lanes on pond near Alfaree Road
Potential high-speed rail in area
Wetland flooding and low properties in area
Impact on area overcrowded schools; with former cash proffer policy would
have offered money for schools
Separation between proposed homes and railroad track and proposed
access to Old Lane and railroad track
Construction traffic and noise will be an issue
Will public sewer that serves this development be made available to other
area properties?
Potential for increase in crime in area
Planning Commission
8/20/19 Citizen Comments:
Increased traffic on area roads; Hopkins and Old Lane are narrow with little
or no shoulders; additional congestion due to back up at railroad crossing;
90-degree curve on Hopkins is currently difficult to maneuver
Additional children will impact area schools
Increased traffic could impede emergency services
Road improvements offered are supported by Chesterfield County
Transportation Department; will be constructed prior to homes being built
Capacity is available in each of the schools that will serve this development
Issues at railroad crossing not unique to this development
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Planning Commission (Continued)
Commission Discussion:
In response to questions of the Commission, staff clarified that a wetlands study will be
submitted at time of plans review and that multiple stations provide fire and emergency
medical service to ensure appropriate response.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1.
Motion: Jackson Second: Sloan
AYES: Jackson, Freye, Jones, Sloan and Stariha
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ATTACHMENT 1
PROFFERED CONDITIONS
August 20, 2019
Note: Both the Planning Commission and staff recommend acceptance of the following proffered
conditions, as offered by the applicant.
The 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 itself and its successors or
assigns, proffer that the property known as Chesterfield County Tax Identification Numbers
786-666-3851, 785-666-8528, 785-666-8746, 785-666-8563, 785-666-9880, 785-666-8727, 786-
667-3619, and 785-667-used according to the
following proffer(s) if, and only if, the request submitted herewith is granted with only those
conditions agreed to by the Applicant. In the event this request is denied or approved with
conditions not agreed to by the owners and Applicant, the proffer shall immediately be null and
void and of no further force or effect.
1. Master Plan. The Textual Statement, last revised August 7, 2019, shall be considered
the Master Plan. (P)
2. Access.
A. Direct vehicular access from the Property to Hopkins Road shall be limited to one
(1) public road and four (4) residential driveways for proposed Lots E2, E3, E4,
and 94. Lot numbers referenced are noted on the Concept Plan.
B. Direct vehicular access from the Property to Old Lane shall be limited to one (1)
public road.
The Transportation Department shall approve the exact location of the public road
accesses. (T)
3. Dedication. The following rights-of-way shall be dedicated, free and unrestricted, to and
for the benefit of Chesterfield County in conjunction with recordation of the initial
subdivision plat or within sixty (60) days from a written request by the Transportation
Department, whichever occurs first:
A. Forty-five (45) feet of right of way along the east side of Hopkins Road, measured
from the centerline of that part of Hopkins Road immediately adjacent to the
property.
B. Thirty-five (35) feet of right of way along the north side of Old Lane, measured
from the centerline of that part of Old Lane immediately adjacent to the
property. (T)
4. Road Improvements. In conjunction with initial development, the following road
improvement shall be completed, as determined by the Transportation Department.
The Transportation shall approve the exact design of these improvements.
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A. Construction of additional pavement along Hopkins Road to provide left and
right turn lanes at the existing Alfaree Road intersection and the approved public
road access for the Property.
B. Construction of additional pavement along Old Lane at the approved public road
to provide a separate right turn lane.
C. Construction of a VDOT standard sidewalk along Hopkins Road and Old Lane in
the areas shown on the Concept Plan, with modifications approved by the
Transportation Department.
D. Improving the east side of Hopkins Road Property frontage, located between Tax
ID 785-666-7793 and 785-666-7700 (approximately 840 feet), to provide a four
(4) foot wide unpaved and graded shoulder without relocation/adjustment of
existing utility poles, with modifications approved by the Transportation
Department.
E. Dedication to Chesterfield County, free and unrestricted, of any additional right-
of-way (or easements) required for the improvements identified above. (T)
5. Architectural/Design Elements. All Architectural/Design Elements below are considered
minimum standards for the Property.
A. Style and Form.
i. Dwelling units shall exhibit architectural styles and forms generally consistent
with those depicted in the renderings, prepared by Grey Ridge Builders, dated
June 5, 2019, attached hereto as EXHIBIT A.
B. Exterior Facades.
i. Façade Materials.
Acceptable siding materials include brick, stone, horizontal lap siding, vertical
siding, or a combination thereof. Siding is be permitted to be manufactured
from cement fiber board (such as Hardie-Plank, Hardie-Shingle, or Hardie-Trim)
or may be vinyl siding or other material approved by the Planning Department as
being comparable in quality. Dutch lap siding is prohibited. Metal, PVC, Fypon,
or other similar materials may be use for trim and accent features only.
Additional facade requirements:
a. Where vinyl siding is used it shall have a minimum wall thickness
of .044 inches.
b. Each street-facing facade of a dwelling unit located on a corner-
side lot shall feature architectural detailing and materials that are
similar to the front façade. Special focus units, which shall include
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Lots 1, 17, 18, 47, 48, 58, 60, 69, 74, 79, 80, and 87, as shown on
the Concept Plan, shall have an embellished façade with
enhanced features. Embellished façades 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.).
ii. Foundation Materials. Foundation treatments on the front and side
facades of all dwelling units, excluding beneath porches, shall be brick or stone
and shall extend from the outside final grade to the sill supporting the first floor
joists. Foundation treatments on rear facades of all dwelling units shall be
masonry and shall extend a minimum of eight (8) inches above final grade.
Stepping the siding down below the first floor shall be permitted in
circumstances of unique topographical conditions.
iii. Roofs. Roof materials shall be standing seam metal or thirty (30) year
architectural dimensional shingles with algae protection.
C. Unit Porches. Each dwelling unit shall include a front porch, measuring a
minimum of five (5) feet in depth, and featuring a roof of standing seam metal or
thirty (30) year architectural dimensional shingles with algae protection and
columns constructed of rot-proof material such as MiraTEK or an equivalent
product. Where piers are used at the base of porch columns such piers shall be
constructed of brick or stone. Porch floors and steps shall be constructed of rot-
resistant wood. Each dwelling unit located on a corner-side lot shall feature a
front porch that wraps around the corner-side-facing façade for at least thirty
percent (30%) of the side depth of the dwelling.
D. Variation in Front Elevations. The following restrictions designed to maximize
architectural variety of the dwelling units constructed on the Property shall
apply:
i. Dwellings with the same front elevation may not be located adjacent to,
directly across from, or diagonally across the street from each other on the same
street.
ii. Variation in the front elevation to address the paragraph above shall not
be achieved by mirroring the façade, but it shall be accomplished by providing at
least three (3) of the following architectural changes:
(a) extending a front porch around the dwelling to at least thirty percent
(30%) of the side depth of the dwelling
(b) varying the type of roof or roof line, such as varying the design and
location of dwelling gables and dormers as appropriate for the
architectural style of the associated dwelling
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(c) alternating the color themes with respect to siding, doors, and trim
(d) changing from one architectural style to another through
architectural detailing consistent with a different architectural style such
as Craftsman, Colonial Revival, Victorian, or variations of those styles
(e) varying the window and door fenestration as appropriate for the
architectural style of the associated dwelling
(f) visually accenting a portion of the house such as a projecting room or
porch walls with brick or stone. (BI and P)
6. Driveways and Front Walks. Driveways shall be constructed of asphalt. Front walks
leading from dwelling units to driveways shall be a minimum of four (4) feet in width
and constructed of brushed, stamped, or exposed aggregate concrete. (P)
7. Unit Landscaping and Location of Heating, Ventilation and Air Conditioning (HVAC) Units
and Whole House Generators. Foundation planting beds shall be required along the
entire front and corner side/street facing facades of dwelling units. Foundation planting
beds shall be a minimum of four (4) feet wide from the unit foundation. Prior to the
release of building permits, a landscape plan for each house type shall be submitted to
the Planning Department showing a mix of accent shrubs and low shrubs suited to the
house type, and as appropriate in extended planting beds, ground covers and/or
ornamental grasses. HVAC Units and Whole House Generators that are visible from a
public street shall be screened by landscaping. (P)
8. Garages. Neither attached nor detached garages are required, and garages shall only be
permitte
garage door that is visible from a public road shall feature an upgraded garage door. An
upgraded garage door is any door with a minimum of two (2) enhanced features.
Enhanced features shall include windows, raised panels, decorative panels, arches,
hinge straps or other architectural features on the exterior that enhance the entry (i.e.
decorative lintels, shed roof overhangs, arches, columns, keystones, eyebrows, etc.).
Flat panel garage doors are prohibited on any garage that is visible from a public road.
No front-loaded garage shall extend past the front façade of the main dwelling that it
serves. (BI and P)
9. Street Lighting. Pedestrian-oriented street lighting (lantern-style) shall be provided as
generally shown on the Concept Plan. (P)
10. Connection to County Water/Sewer. The Applicant/Developer/Subdivider shall connect
the Property to County water and sewer at time of initial site construction. (U)
11. Common Areas. The following common areas shall be provided in open space as
generally shown on the Concept Plan:
A. Pedestrian Access System. In conjunction with construction of internal
subdivision roads, the Applicant/Developer/Subdivider shall provide a pedestrian
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access system comprised of the sidewalks along portions of Hopkins Road, Old
Lane, and all interior subdivision roads, together with pedestrian paths of
pavement, all as generally shown on the Concept Plan.
B. Hardscaped Recreational Areas. Throughout the pedestrian paths there shall be
a minimum of two (2) hardscaped recreational areas with benches and outdoor
exercise stations.
C. Focal Point. A common area measuring at least 0.5 acre shall be provided to
serve as a focal point and to accommodate and facilitate community gatherings
a playground, (ii) a picnic area with tables, charcoal grills, and/or a shelter or (iii)
a community garden. (P)
12. Density Requirement: Density on the Property shall not exceed a maximum of ninety-
eight (98) dwelling units. It is hereby acknowledged that the actual number of units may
be fewer than ninety-eight (98) depending on how drainage outfall issues are resolved.
(P and EE)
13. Entrances: The entrance on Old Lane and one (1) of the entrances on Hopkins Road shall
be enhanced entrances that each include a sustainable monument sign and supportive
landscaping. The monument sign shall be constructed of durable, low-maintenance
materials. The exact design and location of the entrance features shall be approved by
the Planning Director in conjunction with subdivision plan approval. (P)
14. Storm Water Management: Sheet flow generated from impervious areas on the
Property that are adjacent to Chesterfield County Tax Identification Numbers 785-666-
7793, 785-666-7700, 785-665-7694, 786-665-0865, and 786-665-2166 shall either (A) be
diverted away from such adjacent properties or (B) otherwise controlled using
stormwater control measures, provided that such stormwater control measures are
approved by the Director of Environmental Engineering (or a staff member who has
been duly-authorized by the Director) at the time of construction plan review. (EE)
15. Street Trees. Street trees shall be provided on both sides of all streets and in
accordance with the Zoning Ordinance. (P)
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ATTACHMENT 2
TEXTUAL STATEMENT
August 7, 2019
Re: Zoning Application of Farrish Properties, LLC to propose rezoning of
approximately 39.8 acres identified as Chesterfield County Tax Identification Numbers 786-
666-3851, 785-666-8528, 785-666-8746, 785-666-8563, 785-666-9880, 785-666-8727, 786-
667-3619, and 785-667--1 to R-15 with a conditional use
planned development to allow bulk exceptions to ordinance standards, as provided
hereinbelow.
1.Concept Plan. The Property shall be designed as generally depicted on the conceptual
Prelim
provided, however the exact location of the lots, dwellings, streets, common areas, and
other improvements may be modified provided that the general intent of the Concept
Plan is maintained.
2.R-15 Requirements Apply Unless Otherwise Provided: Except as specifically provided
herein, the zoning ordinance requirements for an R-15 district shall apply to the
Property.
3. : The following standards shall
A. Minimum Lot Size: 6,000 square feet
B. Minimum Lot Width (at building line): Except for Lot 94, where the
minimum lot width at building line shall be 90 feet, the minimum lot
width shall be 70 feet
C. Front Setback for Dwellings: Minimum twenty feet (20
the public right-of-way.
D. Rear Setback for Dwellings: Minimum twenty-five feet (25
rear lot line.
E. Side Yard Setback for Dwellings
line.
4. : The following standards shall
apply for all lots
A. Minimum Lot Size: 5,300 square feet
B. Minimum Lot Width (at building line): 55 feet
C. Front Setback for Dwellings: Minimum twenty feet (20
the public right-of-way.
D. Rear Setback for Dwellings: Minimum twenty-five feet (25
rear lot line.
E. Side Yard Setback for Dwellings
line.
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5. Setback exception for accessory buildings: There shall be an exception from the setback
requirements for accessory buildings of one-thousand (1,000) square feet or more as
required by zoning ordinance Table 19.1-
buildings.
6. Minimum Lot Width for Lots E1, E2, E3, and E4: Notwithstanding the minimum lot widths
specified in Sections 3 and 4 above, the minimum lot width (at building line) for Lots E1,
7. Buffers: No buffers shall be required on Lots E1, E2, E3, E4, and 94.
8. Exception from setback from Route 288: There shall be a two-
exception from the two-
existing dwelling unit and accessory structure located on Lot E1. For all lots other than
Lot E1, there shall be a fifty--
setback from Route 288.
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ATTACHMENT 3
EXHIBIT A: BUILDING ELEVATIONS
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ATTACHMENT 4
CONCEPTUAL PLAN
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