19SN0617
CASE NUMBER: 19SN0617
APPLICANT: Chester Road Group
CHESTERFIELD COUNTY, VIRGINIA
BERMUDADISTRICT
ADDENDUM
Board of Supervisors (BOS) Hearing:
NOVEMBER 13, 2019
BOS Time Remaining:
365 DAYS
Applicant’s Agent:
ANDREW SCHERZER (804-794-0571
Planning Department Case Manager:
6.7 Acres – 11912 Chester Road
DARLA ORR (804-717-6533)
REQUEST
Rezoning from Community Business (C-3), Neighborhood Business (C-2) and Residential (R-7) to
Multifamily Residential (R-MF) with Conditional Use Planned Development to permit multi-family
residential use and exceptions to ordinance requirements.
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 - 5.
C.AFTER PUBLIC ADVERTISEMENT OF THIS CASE, THE APPLICANT SUBMITTED AN AMENDED PROFFERED
CONDITION. THE BOARD OF SUPERVISORS MUST UNANIMOUSLY AGREE TO SUSPEND THEIR RULES TO
CONSIDER THIS REVISED PROFFERED CONDITION.
SUMMARY
The request property is located within a revitalization area. A maximum of 30 multi-family
dwelling units per acre is planned, yielding a density of approximately 201 units. The
development is proposed, as outlined on the Conceptual Plan (Attachment 5). Exceptions to
ordinance standards, discussed on page 5, are requested to accommodate the proposed design.
Under the Road Cash Proffer Policy, no road cash proffer will be accepted for development in
revitalization areas. The applicant has proffered to limit accessto Chester Road and provide turn
lanes and a ten (10) foot shared use path along Chester Road.
Proffered conditions provide design and architectural standards (summarized on pages 5 and 6)
that are comparable in quality to that of the surrounding community.
ADDENDUM
The purpose of this Addendum is to provide the Board of Supervisors with a revision to
Proffered Condition 13 submitted by the Applicant.
In response to questions from the District Board member, regarding the numbers of bedrooms
per unit, on November 12, 2019 the applicant submitted a revision to Proffered Condition 13.
Specifically, the revised proffer reduces the number of three-bedroom units from approximately
17 to 10 units. The proffer also clarifies that no more than 126 units will have two-bedrooms. No
units will have more than three-bedrooms.
Staff continues to recommend approval as outlined on the following page.
Providinga FIRST CHOICE community through excellence in public service
RECOMMENDATION
PLANNING APPROVAL
COMMISSION
PLANNING – APPROVAL
New multi-family residential uses, while not suggested by the Chester Plan,
provide a housing opportunity integrated with area commercial uses and
enhance larger mixed-use Chester community as walkable village environment
Quality, design and architecture offered by the applicant provide for a
STAFF
convenient, attractive and harmonious community comparable in quality to
that of the surrounding community.
TRANSPORTATION – APPROVAL
Located within revitalization area. Under Road Cash Proffer Policy, no road cash
proffer will be accepted.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the Public Facilities Plan recommends a new middle school
in the vicinity of Chester and West Hundred Roads and a new high
school in the vicinity of Chester Road and Route 288, north of Route 10.
SCHOOLS
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.
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ATTACHMENT 1
PROFFERED CONDITION
Amended November 12, 2019
of the dwelling units constructed shall have
13. Unit Types. No more than 8.5% ten (10)
three (3) bedrooms. No more than 126 of the dwelling units constructed shall have two (2)
bedrooms. No dwelling units shall have more than three (3) bedrooms.(P and BI)
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CASE HISTORY
Applicant Submittals
5/20/19 Application submitted
6/17, 8/13, Revised proffered conditions, Textual Statement and exhibits submitted
9/9, 9/17,
10/4 and
11/12/2019
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CASE NUMBER: 19SN0617
APPLICANT: Chester Road Group
CHESTERFIELD COUNTY, VIRGINIA
BERMUDA DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
NOVEMBER 13, 2019
BOS Time Remaining:
365 DAYS
Applicants Agent:
ANDREW SCHERZER (804-794-0571
Planning Department Case Manager:
6.7 Acres 11912 Chester Road
DARLA ORR (804-717-6533)
REQUEST
Rezoning from Community Business (C-3), Neighborhood Business (C-2) and Residential (R-7) to
Multifamily Residential (R-MF) with Conditional Use Planned Development to permit multi-family
residential use and exceptions to ordinance requirements.
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 - 5.
SUMMARY
The request property is located within a revitalization area. A maximum of 30 multi-family
dwelling units per acre is planned, yielding a density of approximately 201 units. The
development is proposed, as outlined on the Conceptual Plan (Attachment 5). Exceptions to
ordinance standards, discussed on page 5, are requested to accommodate the proposed design.
Under the Road Cash Proffer Policy, no road cash proffer will be accepted for development in
revitalization areas. The applicant has proffered to limit access to Chester Road and provide turn
lanes and a ten (10) foot shared use path along Chester Road.
Proffered conditions provide design and architectural standards (summarized on pages 5 and 6)
that are comparable in quality to that of the surrounding community.
RECOMMENDATION
PLANNING APPROVAL
COMMISSION
PLANNING APPROVAL
New multi-family residential uses, while not suggested by the Chester Plan,
provide a housing opportunity integrated with area commercial uses and
enhance larger mixed-use Chester community as walkable village environment
Quality, design and architecture offered by the applicant provide for a
STAFF
convenient, attractive and harmonious community comparable in quality to
that of the surrounding community.
TRANSPORTATION APPROVAL
Located within revitalization area. Under 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
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new middle school
in the vicinity of Chester and West Hundred Roads and a new high
school in the vicinity of Chester Road and Route 288, north of Route 10.
SCHOOLS
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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Comprehensive Plan The Chester Plan
Classification: Office/Residential Mixed Use
The designation suggests the property is appropriate for professional and administrative office use with
residential use of varying densities. Single family residential uses of 4 dwellings per acre and age restricted
townhomes or zero lot line dwellings are suggested as appropriate.
Surrounding Land Uses and Development
Chester Road
The Chester
House
Commercial,
office &
Thomas Dale
residential
High School -
Chester
9 Grade
th
Village Green
Campus
West
Hundred
Road
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Zoning History
Case Number Request
62SN0030 Rezoning from Residential (R-2) to General Commercial (C-2) of a portion of the
Approved request property; condition prohibited automobile oriented uses
(1962)
69SN0016C Rezoning from Residential (R-2) to Local Business (C-1) of a portion of the request
Approved property
(1969)
Proposal
The applicant requests to rezone the property to Residential Multi-family (R-MF) with conditional
use planned development to permit a 201-unit multi-family development, yielding a density of
approximately 30 dwelling units per acre. Development is planned to generally conform to the
Conceptual Plan. (Exhibit A, Attachment 3)
The request property is located within the Chester Fringe Special Design District, designed to
recognize the areas cultural, architectural and historical heritage and reinforce the character,
identity and pedestrian scale by continuing and enhancing existing development patterns.
Exceptions to ordinance requirements are proposed to accommodate the multiple family
development, as outlined below and in the Textual Statement (Attachment 2):
Increase in density from 10 to 30 units per acre for Residential Multi-family (R-MF) District
Elimination of requirement for recreational use to be not less than 10 % of gross acreage
and not less than 1.5 acres; proposed recreational area and shared use trails shown on
Conceptual Plan
Reduction in number of parking spaces from 2.0 to 1.75 per unit
Reduction in building setbacks to 10 feet with perimeter landscaping G installed adjacent
to Tax IDs 789-656-7307 as shown on Conceptual Plan
Reduction in setbacks for buildings from drives, rights of way and parking spaces
Reduction in setbacks for parking and drives from rights of way and first floor parking
garages/units
Reduction in private streets, drive, and buffer widths
Reduction in minimum distance between buildings
Increase in number of units per floor from 10 to 20 units
Increase in building height from 40 feet to 50 feet
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
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and harmonious communities, protection against overcrowding of land, and protection of the
natural environment.
The following provides an overview of design requirements offered as part of this request
Proffered Conditions, Attachment 1):
Community
Overall design as shown on Conceptual Plan (Exhibit A, Attachment 3)
o
Landscaping G within setbacks and landscaping, including foundation planting
o
throughout to minimize building mass and paved areas, define private spaces and
enhance residential character
Mechanical unit screening
o
Powder coated aluminum fencing between development and Tax ID 789-656-7307
o
as shown on the Conceptual Plan and Exhibit C, Attachments 3 and 5
Recreational areas with 4,000 square foot clubhouse/amenity area and exterior
o
gathering spaces built with first phase of development; other recreational and
pedestrian amenities (such as walking paths, benches, gathering areas) to be
developed
Water feature, such as a fountain, will be included if best management practice
o
(BMP) is wet pond
Sidewalks and walkways along internal driveways and among parking areas; shared
o
use path along Chester Road to connect development with Chester recreational area
to north and sidewalk to Route 10 to the south
Buildings
Architectural design per Exhibit B (Attachment 4)
o
No more than 8.5% of dwelling units will have 3 bedrooms and no units will have
o
more than 3 bedrooms
Façade treatment 20 % brick or stone; hardiplank
o
Roof treatment
o
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions of this request include quality design and architectural elements that are
comparable 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 10/4/19) 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 (balconies), garages, HVAC
screening, landscaping, roof materials, sidewalks, siding material, and yard trees (not specified,
but required by code).
The project would be generally equivalent to surrounding development in terms of:
architectural variation, foundation treatment, and street trees.
The project would be generally less equivalent to surrounding development in terms of front
walks (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
adjut or capital improvement program.
COUNTY TRANSPORTATION
Staff Contact: Steve Adams (804-748-1037) adamsSt@chesterfield.gov
The applicant has proffered a maximum density of 30 units per acre (Textual Statement 1.a.),
which could result in a maximum of 201 multi-family units. Based on those numbers of units
and applying trip generation rates for a multi-family (mid-rise) dwelling, development could
generate approximately 1,100 average daily trips. Traffic generated by development of the
property will be distributed to Chester Road.
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Chester Road is identified on the Countys ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ, a component of the
Comprehensive Plan, as a major arterial with a recommended right of way width of 90 feet.
Chester Road is a two-lane road. In 2018, the traffic count on Chester Road between Route 10
and Centralia Road was 12,311 vehiD).
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:
Access (Proffered Condition 3)
Limited to one (1) entrance/exit to Chester Road.
Road Improvements (Proffered Condition 4)
Left and right turn lanes along Chester Road at the approved access.
Right turn lane at the existing access serving Chester House, if connection is permitted.
Ten (10) foot shared use path along Chester Road for the entire Property frontage to the
northern property line of the Chester Recreational Association property, unless otherwise
approved by VDOT (approximately 1,300 feet).
The property is within Traffic Shed 13, which encompasses the area south of Route 288, north
and east of Route 10, and west of Chester Road. Many roads in this part of the county have
little or no shoulders, fixed objects (trees) adjacent to the edge of the pavement and poor
vertical and horizontal alignments. The traffic volume generated from this proposed residential
development will contribute to an identifiable need for transportation facility improvements to
these roads in excess of existing transportation facility capacity. Roads in this shed or which
serve this shed need to be improved or widened to address safety and accommodate increased
traffic, including the increased traffic from the proposed development.
d
transportation network through dedication of property, construction of road improvements, or
a cash proffer. If an applicant elects to offer cash
transportation network, Transportation staff has calculated the average impact of a single-
family dwelling unit on the transportation network to be $12,652; however, the Board of
Supervisors has adopted a policy establishing that it would accept a maximum cash proffer of
$9,400 per dwelling unit as addressing the traffic impacts of residential development, with all of
the funds to be dedicated towards improvements to the road network. The Policy allows the
county to consider mitigating circumstances about a proposed development. In this case, the
residential development will be limited to multi-family uses, which generate approximately 60% of
the traffic of single-family dwelling units. Because of this, the traffic impact could be addressed
with $5,640 (60% of $9,400) per dwelling unit. The traffic impact of the proposed development
could be valued at $1,133,640 ($5,640 x 201).
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 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 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 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 Chester Fire Station, Company Number 1
Anticipated Fire & EMS Impacts/Needs
Based on an average of .34 calls per dwelling, it is estimated that this development will
generate 68 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 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
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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
AS NOTED BELOW, SCHOOLS COMMENTED ON THIS CASE BASED ON 2018-19 SCHOOL YEAR
DATA (ANNUAL STUDENT ENROLLMENT, CAPACITY AND TRAILER INFORMATION). STAFF
REQUESTED UPDATED COMMENTS FROM SCHOOLS BASED ON CURRENT YEAR (2019-20)
DATA. SCHOOLS ADVISES THAT THE 2019-20 SCHOOL YEAR DATA WILL NOT BE MADE
AVAILABLE UNTIL AFTER NOVEMBER 12, 2019 WHEN SUCH INFORMATION IS TO BE
PROVIDED TO THE SCHOOL BOARD AT THEIR WORK SESSION.
Elementary Middle High Total (1)
(PK to 5) (6 to 8) (9 to 12)
Anticipated Student Yield by 40 26 24 90
School Type
Schools Currently Serving Area Curtis Elizabeth Davis Thomas Dale
759 1,236 2,350
Current Enrollment
2018-19
Design Capacity (2) 933 1,358 3,037
School Year
Enrollment Percent of Design 81% 91% 77%
Capacity
Program Capacity (3) 902 1,235 3,169
Enrollment Percent of Program 84% 100% 74%
Capacity
Total Number of Trailers 0 4 1
0 0 0
Number of Classroom Trailers
Note:
Based upon the average number of students per multi-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 in the vicinity of
Chester and West Hundred Roads and a new high school 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: Matthew Rembold (706-7616) remboldm@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 No Yes
Additional Utility Comments:
The property is within the mandatory water connection area as outlined in Section 18-60 of the
County Code. The applicant has proffered to connect to public water and public wastewater.
The utilities department has existing facilities, including ter line
which may be impacted by the proposed layout. The applicant has proffered to relocate these
facilities subject to utilities department review and approval to support the development of this
project.
The proposed 30 units per acre density likely exceeds the original design assumptions fo
wastewater line traversing the site and extending up and downstream from this development.
The applicant has proffered to perform a hydraulic analysis of the existing wastewater collection
system and to be responsible for any capacity increases necessary to support the demands of this
development.
The Utilities Department supports this case.
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.
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Nearby Parks & Facilities
Chester Linear Park
Goyne Park
Lowes Soccer Complex
Ware Bottom Church Battlefield Park
Thomas Dale High School
Thomas Dale 9 th Grade
Bellwood Elementary School
C. C. Wells Elementary School
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ shows the nearby Special Purpose Park, Chester Linear Trail, near this
location.
The Bikeways and Trails Chapter of the Comprehensive Plan recommends provision of
pedestrian/bicycle facilities along all routes shown on the tƌğƓ and connections from these routes
and existing pedestrian/bicycle facilities to adjacent developments. The tƌğƓ shows an existing
Bikeways and Trail route on or along Route 10 Ironbridge Road.
Recommendation
There is an opportunity to connect to the on-road bike facilities and sidewalk located along Old
Hundred Road - Route 10. There is also potential to connect to the Chester Linear Trail where it
crosses Chester Village Drive at Womack Road.
Summary Of Identified Issues
The nearest Bikeways and Trails is located along West Hundred Road. The Chester Linear Trail is
located west of the property along Womack Road and will be developed north of Chester
Village Drive along the abandoned rail line. A 10-foot shared use path is planned along Chester
Road.
Additional Parks Comments
Parks supports a connection of this residential development to the surrounding community,
especially working with VDOT and Chesterfield County to create a linear park in the old trolley
line right-of-way along Chester Road. This linear park and the sidewalks and bike lanes planned
throughout Chester Village provide connectivity.
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ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The subject properties generally drain to an existing drainageway which traverses the
properties and to dual 36-inch culverts and one separate 36-inch culvert under the access road
to the Chester House property. The culverts discharge to channel which flows to an area of
wetlands and an inadequate culvert under the existing railroad. The railroad culvert discharges
to a stream which drains through the Chester Village development, through the Chester Station
and Dense Wood Hill subdivisions, and then to Great Branch, which is a tributary to Proctors
Creek. The properties are all located within the Proctors Creek Watershed.
Environmental Features
A Resource Protection Area (RPA) Designation has been submitted to and confirmed by the
Department of Environmental Engineering Water Quality Section. There are no RPAs on the
subject properties.
There is an area of wetlands within the drainageway along the center of the properties.
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
The subject properties drain to an existing culvert under the nearby railroad, which is currently
inadequate. In addition, some of the homes in the Dense Wood Hill subdivision were
constructed prior to the adoption of the Floodplain Ordinance in 1983. Any increased runoff
from the proposed development upstream of these areas will result in increased flooding, which
would impact private properties and public safety. Therefore, on-site detention/retention of the
post-development peak discharge rates for the 2-, 10-, and 100-year storm events to below the
pre-development peak discharge rates for the 2-, 10-, and 100-year storm events, respectively,
shall be provided to protect the downstream private properties from increased erosion and
flooding. The applicant has offered Proffered Condition 12 to address this impact.
The western portion of the Thomas Dale Ninth Grade Campus drains through the subject
properties via two culverts under Chester Road. At the time of site plan approval, a drainage
easement shall be recorded to continue to allow this drainage to adequately pass through the
properties.
To protect downstream properties from flooding in the event of a dam failure, any
detention/retention facility serving the development should be constructed below the existing
ground, such that no manmade compacted embankment is required. If some level of manmade
embankment is necessary, a dam failure analysis may be required at the time of site plan
review, as determined by the Department of Environmental Engineering, to verify that no
structures will be detrimentally impacted. The dam embankment design shall include a clay
core and/or a syphon structure.
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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.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
To date, no comments have been received.
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CASE HISTORY
Applicant Submittals
5/20/19 Application submitted
6/17, 8/13, Revised proffered conditions, Textual Statement and exhibits submitted
9/9, 9/17
and
10/4/19
Community Meeting
8/7/19 Discussion:
Pedestrian connections within linear park in Chester Road right of way,
throughout development and connecting to commercial uses on Route 10,
the Chester recreational association property and the Chester House
Traditional architecture with contemporary elements proposed
Pool will be sized to serve the proposed 201 multi-family units
Limit on the number of 3-bedroom units
Planning Commission
10/15/19 Citizen Comments
One citizen spoke relative to traffic back-up on Chester Road at intersection
with Route 10
Applicant Comments
Additional turn lanes planned on Chester Road would shorten queue at
intersection of Chester Road and Route 10 and pedestrian connectivity to
enhance walkability of area. Pedestrian connectivity will connect proposed
development with Chester Recreation Association and to sidewalks along Route
10.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Sloan Second: Stariha
AYES: Jackson, Freye, Jones, Sloan and Stariha
The Board of Supervisors on Wednesday, November 13, 2019, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
October 4, 2019
Note: Both the Planning Commission and staff recommend acceptance of the following proffered
conditions, as offered by the applicant.
1.Master Plan. The Master Plan for the Property shall consist of the following:
a.The Textual Statement last revised October 4, 2019;
b.The Conceptual Plan, Exhibit A, last revised October 4, 2019 and prepared by
Poole and Poole Architecture. Development of the Property shall generally
conform to the Conceptual Plan, with respect to the general layout of roads and
buildings, and the general location of parking, sidewalks, and open space.
Adjustments to the Conceptual Plan may be approved at the time of site plan
review, provided such adjustments substantially retain the relationship between
buildings, parking, roads and open space. If adjustments are deemed to be
significant, the Conceptual Plan shall be presented to the Planning Commission
for final approval; and
c.Conceptual Elevations, Exhibit B, last revised September 9, 2019 and prepared by
Poole and Poole Architecture. (P and BI)
2.Utilities.
a.Public water and wastewater systems shall be used.
b.Where required, utility lines will be relocated subject to the Department of
Utilities review and approval with the proposed site plan.
c.The developer shall submit a hydraulic analysis of the existing wastewater
collection system for approval by the Department of Utilities prior to the first
site plan submittal for this development. The developer shall be responsible for
making any wastewater system capacity increases, both on-site and off-site, to
support the demands proposed by this development. (U)
3.Access. Direct vehicular access from the Property to Chester Road shall be limited to one
(1) entrance/exit. The exact location of the access shall be approved by the
Transportation Department. (T)
4.Road Improvements. Prior to issuance of an occupancy permit, the following road
improvements shall be completed, as determined by the Transportation Department,
with the exact design and length of the improvements approved by the Transportation
Department.
a.Construction of left and right turn lanes along Chester Road at the approved
access.
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b.Construction of additional pavement along the southbound lanes of Chester
Road to provide a separate right turn lane at the existing access serving the
Chester House property. (This road improvement will not be required if no direct
vehicular access is provided from the Property to the Chester House access road,
as determined by the Transportation Department.)
c.Construction of a ten (10) foot VDOT standard shared use path along the west
side of Chester Road for the entire Property frontage to the existing Chester
House access (Tax Map Number 789-656-7307, unless otherwise approved by
the Virginia Department of Transportation (VDOT).
d.Construction of a ten (10) foot VDOT standard shared use path along the west
side of Chester Road from the Chester House access (Tax Map Number 789-656-
7307) to the northern property line of Tax Map Parcel 789-656-7996 (now or
formerly Chester Recreational Association), unless otherwise approved by VDOT
(approximately 700 feet).
e.Dedication to Chesterfield County, free and unrestricted, of any additional right-
of-way (or easements) required for the improvements identified above. (T)
5.Architecture and Building Materials.
a.Unless significant deviations are approved by the Planning Commission during
site plan review, the architectural treatment of the buildings shall generally be
compatible in quality to the architectural standards of the elevations as shown
on Exhibit B.
b.Buildings shall be constructed with brick or stone veneer, hardiplank, or a
combination thereof. Exterior façade shall contain at least twenty (20) percent
brick or stone veneer. Different façade materials shall be used for building
façades to add depth and interest to the structure. Roofing material shall be
standing seam metal, dimensional architectural shingles, or better with a
minimum of 30-year warranty. Thermoplastic polyolefin (TPO) roofing shall be
permitted as a flat roof material. (P and BI)
6.Landscaping. Landscaping, including foundation plantings, shall be provided and
maintained around the perimeter of all buildings, between buildings and driveways,
within medians, and common areas. Landscaping shall be designed to minimize the
predominance of building mass and paved areas; define private spaces; and enhance
the residential character of the development. The landscaping plan shall be approved at
the time of plans review with respect to the exact numbers, spacing, arrangement and
species of plantings. (P)
7.Mechanical Unit Screening. Any mechanical units shall be ground mounted or roof
mounted. Any mechanical units that are ground mounted shall be screened with
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landscaping, a masonry wall to match the masonry on the buildings, or an opaque fence.
Any mechanical units that are roof mounted shall be screened by architectural features
and materials which are compatible with the building façade architecture. Screening
shall be designed so as to block such mechanical units from view by person on any
public streets. The specific method of screening shall be approved at the time of plan
review. (P)
8.Recreational Area and Amenities.
a.A minimum 4,000 square foot clubhouse/amenity area, which shall include
interior and exterior gathering spaces, a leasing office, and other uses to
primarily serve the residents, shall be provided with the first phase of the
development and generally located within or adjacent to a residential building as
depicted on Exhibit A. The leasing office shall be no more than 15% of the
clubhouse/amenity area.
b.Recreational and pedestrian amenities, such as walking paths, benches,
gathering areas, picnic area(s), pocket/dog park(s), pickleball courts, bocce ball
courts, and a pool, shall be permitted. Pedestrian scale amenities shall be
developed concurrent with the phase of development that the amenities are
intended to serve.
c.If the proposed best management practice (BMP) basin is a wet pond, a water
feature shall be included, such as a fountain, to provide a visual amenity for the
development. Such amenity shall be subject to review and approval of the
Environmental Engineering Department during site plan review. (P and EE)
9.Sidewalks. Sidewalks and walkways shall be provided along internal driveways that
provide general circulation and among parking areas. A sidewalk shall be provided near
the southern property line to connect to the existing sidewalk along Chester Road as
shown on Exhibit A. (P)
10.Fence. A six-foot-tall aluminum powder coated fence, as generally shown in Exhibit C,
shall be installed along the common boundary line with Tax ID 789-656-7307, as shown
in Exhibit A. The exact design of the fence will be approved by the Planning Department
at the time of plans review. (P)
11.Access Easement. In the event Tax IDs 790-655-2363 and/or 790-655-0950 redevelop to
permit residential uses, the owner/developer shall record an access easement from the
Chester Road access through the Property to the adjacent properties to the south as
referenced above. (P)
12.Environmental Engineering. Management of the post-development discharge rates for
the 2, 10, and 100-year storm shall be demonstrated to be at or below the pre-
development discharge rates for 2, 10, and 100-year storm respectively. (EE)
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13.Unit Types. No more than 8.5% of the dwelling units constructed shall have three (3)
bedrooms. No dwelling units shall have more than three (3) bedrooms. (P and BI)
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ATTACHMENT 2
TEXTUAL STATEMENT
(October 4, 2019)
This is a request to rezone 6.7 acres to Residential Multi-Family (R-MF) with a Conditional Use
Planning Development (CUPD) to permit ordinance exceptions, as described herein, and as
provided in the accompanying proffers. Specifically, the applicant requests the following
exceptions to required Zoning Ordinance Standards:
1.Project Standards.
a.Density. A twenty (20) unit per acre exception to the residential density
limitation of ten (10) units per acre to permit a maximum residential density of
thirty (30) units per acre.
b.Recreational Area. An exception to the requirement that an area accessible to
and included within the development of not less than ten (10) percent of gross
acreage shall be provided for suitable recreational use and in no event less than
1.5 acres be provided.
c.Access Drives. A four (4) foot exception to the thirty (30) foot access drive
requirement for residential units, to allow a twenty-six (26) foot wide access
drive for fire access. Non-fire designated access drives may be a minimum of
twenty-four (24) feet.
2.Building Standards.
a.Project Property Lines. All buildings shall be setback a minimum of ten (10) feet
from any project property lines. Within the setback between Tax IDs 789-656-
7307 and 789-656-8921 (as shown on Exhibit A), landscaping equivalent to
Landscape Type G shall be maintained or installed.
b.Interior Private Pavement. A fifteen (15) foot exception to the twenty-five (25)
foot setback requirement from interior private pavement, excluding parking
spaces, for residential buildings. Within the setback between Tax IDs 789-656-
7307 and 789-656-8921 (as shown on Exhibit A), landscaping equivalent to
Landscape Type G shall be maintained or installed.
c.Parking Spaces.
i.A ten (10) foot exception to the requirement that all residential
structures, including accessory structures, to be located at least fifteen
(15) feet from any parking space.
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ii.A fifteen (15) foot exception for any parking spaces adjacent to first floor
parking garages/units.
d.Distance Between Buildings. The minimum distance between buildings shall be
thirty (30) feet.
e.Units per Floor. A ten (10) unit exception to the ten (10) dwelling units per floor
limitation to permit a maximum of twenty (20) dwelling units per floor.
f.Height. The maximum building height shall be 60 feet from grade at the garage
level to the highest parapet.
3.Other Required Project Standards.
a.Parking. On-site parking shall be provided at a minimum of 1.75 spaces per
dwelling unit.
b.Buffers. There shall be no buffers required.
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ATTACHMENT 3
EXHIBIT A Conceptual Plan
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ATTACHMENT 4
EXHIBIT B Elevations
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ATTACHMENT 5
EXHIBIT C Fence
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