20SN0517
CASE NUMBER: 20SN0517
APPLICANT: Enon, LLC
CHESTERFIELD COUNTY, VIRGINIA
BERMUDA DISTRICT
AND RECOMMENDATION
Board of Supervisor (BOS) Hearing:
NOVEMBER 13, 2019
BOSTime Remaining:
365 DAYS
ANDREW SCHERZER (804-425-9474)
Planning Department Case Manager:
HAROLD ELLIS (804-768-7592)
56.7 Acres 13911 North Enon Church Rd
REQUEST
Amendment of zoning approvals (Cases 16SN0513 and 17SN0756) relative to cash proffer and
development standards. Specifically, amendments to Proffered Conditions 1 and 3.c.iii.2 of Case
17SN0756 to delete road cash proffer payments and increase vinyl siding thickness, and deletion
of Proffered Condition 2 of Case 16SN0513 to offer modified garage setbacks.
Notes: A. Conditions may be imposed or the property owner(s) may proffer conditions.
B. Proffered Conditions and existing zoning conditions are located in Attachments 1-4.
SUMMARY
The subject property is in a designated revitalization area. A mixed-use development containing a
maximum of 130 conventional and clustered single-family dwellings plus a maximum of 40,000
square feet of commercial uses, is planned.
The current cash proffer amount is $9,400 per dwelling unit. There are 130 dwelling units included
with this request. The current total potential value of the approved cash proffer equates to
$1,222,000. With this request, the applicant is proposing to eliminate the cash proffer payment.
Amendments to development standards include increasing the vinyl siding thickness from 0.042
to 0.044 inches and permitting garages to extend beyond the front line of main dwelling.
Existing zoning conditions and those proffered with this case provide design and architectural
standards to ensure a well-designed, quality development that should serve to enhance the
community.
RECOMMENDATION
PLANNING APPROVAL
COMMISSION
PLANNING APPROVAL
Quality design and architecture provide for a convenient, attractive, and
harmonious community
STAFF
TRANSPORTATION APPROVAL
Located within a revitalization area. Under the Road Cash Proffer
Policy, no road cash proffer will be accepted.
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends 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
Classification: MEDIUM-HIGH DENSITY RESIDENTIAL AND INDUSTRIAL
This designation suggests the majority of the property is appropriate for residential use of 4 to 8 dwelling
units per acre with a portion fronting N. Enon Church appropriate for industrial use.
Surrounding Land Uses and Development
Industrial and
North Enon
vacant zoned
Church Rd.
industrial
CSX Railroad
Burgess Rd.
Single-family
uses Home
Acres
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PLANNING
Staff Contact: Harold Ellis (804-768-7592) ellish@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Community Business (C-3) with conditional use planned
development to permit a mixture of residential uses to include townhouse
and cluster homes, community recreation and commercial uses.
Residential density limited to 130 dwelling units.
07SN0141*
Approved
Commercial density limited to 40,000 square feet.
(7/2007)
Approved conditions address site design and architectural standards for
commercial and residential use
Cash payments of $15,600 per dwelling unit were offered to address the
s impact on roads, schools, libraries, parks, and fire facilities
16SN0513* Amendment of Case 07SN0141 to reduce the cash proffer payment from an
Approved escalated $21,186/unit to $18,966/unit; and
(10/2015)
Permit location of front-loaded garages closer to the road than main dwelling
Amendment of Case 16SN0513 to reduce the cash proffer payment from
17SN0756* $18,966 per dwelling unit to $9,400 per dwelling unit; and
Amendment of Case 07SN0141 to delete townhouse use.
*The staff reports for these cases analyzed the impact of the proposed development on public facilities and
s offers to mitigate that impact.
Design Requirements of Cases 07SN0141, 16SN0513 and 17SN0756
The following provides an overview of approved design requirements referenced in attached case
information (Attachments 3-5):
Community
Recorded open space (minimum 15% gross acreage)
o
Street trees and sidewalks on both sides of roads
o
Active and passive recreational areas permitted (not required)
o
Focal point
o
Lots
Tree preservation or landscaped setback in recorded open space (southern property
o
line)
Hardscaped driveways and front walks
o
Front planting beds
o
Buildings
Foundation, roof and porch treatment
o
Minimum house size for single family dwellings (1,400 square feet)
o
Architectural treatment (commercial buildings) compatible with Rivers Bend II
o
Façade treatment (residential buildings) variety of materials, including vinyl with
o
minimum thickness of 0.042 inches
Variation in building elevations along streets; same materials on street-facing
o
facades
Garages (front loaded) at front line of porch with contiguous roofline; otherwise,
o
maximum two-foot projection forward of dwelling
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Design
High quality residential development addresses the Comprehensive Plan goals for strong and
sustainable neighborhoods that are visually attractive, well-planned and well-maintained.
Further, the purpose and intent of the zoning ordinance to promote the health, safety,
convenience and general welfare of the public includes the creation of convenient, attractive
and harmonious communities, protection against overcrowding of land, and protection of the
natural environment. As such, developments that promote unique, viable and long-lasting
places and enhance the community are encouraged.
The following provides an overview of additional design requirements offered as part of this
request (Attachment 1-Proffered Conditions).
Community
Dog park and a covered community gathering space, such as a pavilion, gazebo, or
similar struct. Pavilion (minimum 360 square feet) under construction
prior to the 55 th building permit.
Lots
Sodded and irrigated front and corner side yards
Mechanical equipment screening
Dwellings
Architectural elevations (Attachment 2)
Minimum brick or stone around the base of dwellings constructed on a slab for
foundation appearance
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, existing conditions
and those proffered in this case include quality design and architectural elements that are
elevated in quality to that of the surrounding community.
Garages
With the approval of Case 16SN0513, front loaded garages are permitted to extend in-line with
front porches provided the porch and garage rooflines are contiguous. Otherwise, garages may
project two (2) feet forward of the main dwelling (Proffered Condition 2).
With this request, a maximum of fifteen (15) dwellings would be permitted front loaded garages
with a twenty-foot extension from the finished living space of the main dwelling as noted in Exhibit
A Elevation 4 (Attachment 2). For the remaining dwelling units, front loaded garages would be
permitted to extend in-line with front porches provided the porch and garage rooflines are
contiguous. Otherwise, garages could project five (5) feet forward of the main dwelling (Proffered
Condition 6). Upgraded garage doors would be provided on all front- loaded, and side-loaded
garages on corner lots.
Staff is supportive of this amendment, given that in combination with the proffered elevations and
door enhancements, it provides design flexibility while continuing to minimize the impact of front-
loaded garage doors on the streetscape.
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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 10/2/19) 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 treatment, 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, front walks, garages, HVAC screening, landscaping, and siding material.
The project would be generally less equivalent to surrounding development in terms of house
size and yard trees (not specified).
The Department of Community Enhancement supports the proposal as proffered.
COUNTY TRANPORTATION
Staff Contact: Steve Adams (804-748-1037) adamsSt@chesterfield.gov
In June 2017, the Board of Supervisors approved a rezoning (Case 17SN0756) on the property to
amend cash proffers to $9,400 per dwelling unit (Proffered Condition 1).
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. In addition to other building and amenity revisions, the
applicant is requesting to delete cash proffers based on the Community Enhancement
determination. Staff supports this request.
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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
apital improvement program.
The current cash proffer amount is $9,400 per dwelling unit. There are 130 dwelling units
included with this request. The current total potential value of the approved cash proffer
equates to $1,222,000.
With this request, the applicant is proposing to eliminate the cash proffer payment as the property
is located within an area identified for revitalization.
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 rural 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 Enon Station, Company Number 6
The Rivers Bend Fire Station, Company Number 18
Anticipated Fire & EMS Impacts/Needs
Based on an average of .224 calls per dwelling, it is estimated that this development will
generate 29 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
.
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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 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.
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Anticipated School Impacts
Elementary Middle High Total (1)
(PK to 5) (6 to 8) (9 to 12)
Anticipated Student Yield by 23 15 22 60
School Type
Schools Currently Serving Area Enon Elizabeth Davis Thomas Dale
527 1,236 2,350
Current Enrollment
2018-19
Design Capacity (2) 794 1,358 3,037
School Year
66% 91% 77%
Enrollment Percent of Design
Capacity
(3)745 1,235 3,169
Program Capacity
Enrollment Percent of Program 71% 100% 74%
Capacity
0 4 1
Total Number of Trailers
0 0 0
Number of Classroom Trailers
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.
Public Facilities Plan
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends 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͵
Additional School Comments
Case 20SN0517 permits an unspecified mix of housing types. The student yield
calculations are based on 130 single family dwelling units, the maximum possible
impact.
Enon Elementary School was part of recent redistricting. School capacities will be re-
evaluated for the 2019-20 School Year.
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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 Serviced Required by County
Utility Type
Existing Lines
Code
Water No 20 Yes
Wastewater No 8 Yes
Additional Utility Comments:
The applicant has previously proffered the use of public water and wastewater with cases
07SN0141, 16SN0513, and 17SN0756. The request for removal of road cash proffers and changes
to garages and vinyl siding will not impact the utilities systems.
The Utilities Department supports this case.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Willie Gordon (804-674-2907) adam.wilkerson@vdot.virginia.gov
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
07/23/2019 Application submitted
09/09 and Proffered conditions submitted
10/2/2019
Planning Commission
10/15/2019 Citizen Comments:
No citizen spoke to this request.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1.
Motion: Sloan Second: Freye
AYES: Sloan, Jackson, Jones, Stariha, Freye
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 2, 2019
Note: The Planning Commission and Staff recommend acceptance of the following proffered
conditions as offered by the applicant.
The Applicant hereby amends Proffered Condition 3.c.iii of Case 17SN0756 to read as follows:
1.Exterior Facades. Acceptable siding materials include brick, stone, masonry, vinyl siding
and approved horizontal lap siding, or a combination thereof. Horizontal lap siding may
be manufactured from natural wood or cement fiber board or may be premium quality
vinyl siding with a minimum wall thickness of 0.044 inches. Plywood, Dutch Lap siding,
and metal siding are not permitted. (P)
The Applicant hereby offers the following proffered conditions.
2.Front yards. All front and corner side yards shall be sodded and irrigated. (P)
3.Conceptual Elevations. Development of the dwelling units shall be in general
conformance with the architectural appearance as shown in Exhibit A dated September
30, 2019. (P)
4.Units on Slab. If the dwelling unit is constructed on a slab, brick or stone shall be
employed around the base of the front and corner side of the dwelling unit a minimum
of twenty-four (24) inches and on the sides and rear of the dwelling unit a minimum
eight (8) inches above grade so as to give the appearance of a foundation. (P)
5.Heating, Ventilation and Air Conditioning (HVAC) Units and House Generators. Units
shall initially be screened from view of public roads by landscaping or fencing or lattice-
work with a maximum height of forty-two inches ((P)
6.Garages. If garages are provided, the following shall be required.
a.A maximum of 15 dwelling units may have front-loaded garages that extend a
maximum of twenty (20) feet from the front line of the finished living space of
the main dwelling unit, as shown in Elevation 4 of Exhibit A.
b.The remainder of the dwelling units shall be permitted to extend as far forward
from the front line of the main dwelling as the front line of the front porch
provided that the rooflines of the porch and garage are contiguous. Where the
rooflines are not contiguous, garages shall be permitted to project a maximum of
five (5) feet forward of the front line of the front porch.
c.All front-loaded, and side-loaded garages on corner lots, shall use an upgraded
garage door. An upgraded garage door is any door with a minimum of two (2)
enhanced features. Enhanced features may include windows, raised panels,
decorative panels, arches, hinge straps, or other architectural features on the
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building exterior adjacent to the garage door to enhance entry (i.e. decorative
lintels, shed roof overhangs, arches, columns, keystones, eyebrows, etc.). (P)
7.Required Recreational Amenities. A dog park and a covered community gathering space,
such as a pavilion, gazebo, or similar structure shall be provided as
pedestrian scale amenities. The Pavilion shall be a minimum 360 square feet in size and
the design shall be compatible with the architecture of the community. The exact
location of the Pavilion shall be determined at the time of initial construction plan
approval and shall be under construction prior to the 55 th building permit. (P)
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ATTACHMENT 2
CONCEPTUAL ELEVATIONS
September 30, 2019
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Elevation 4
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ATTACHMENT 3
APPROVED CONDITIONS (CASE 17SN0756)
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ATTACHMENT 4
APPROVED CONDITIONS (CASE 16SN0513)
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