2025-03-26 Packet
CHESTERFIELD COUNTY
CHESTERFIELD, VIRGINIA 23832
AGENDA
March 26, 2025
BOARD OF
SUPERVISORS
JIM A. INGLE
CHAIR
BERMUDA DISTRICT
MARK S. MILLER, Ph.D.
VICE CHAIR
MIDLOTHIAN DISTRICT
JESSICA L. SCHNEIDER
CLOVER HILL DISTRICT
JAMES M. "Jim" HOLLAND
DALE DISTRICT
KEVIN P. CARROLL
MATOACA DISTRICT
JOSEPH P. CASEY, Ph.D.
COUNTY ADMINISTRATOR
6 p.m. Evening Session - Public Meeting Room, 10001 Iron Bridge Road
1. Invocation by the Honorable Jessica L. Schneider, Clover Hill District Supervisor
2. Pledge of Allegiance Led by Matt Harris, Deputy County Administrator
3. Approval of Minutes
4. Requests to Postpone Agenda Items and Additions, Deletions or Changes in the Order of
Presentation
5. County Administration Update
6. New Business
A. Consent Items
1. Resolution Recognizing Ms. Nicole Maillet, Information Systems Technology
Department, Upon Her Retirement
2. Real Property Requests
a. Acceptance of Parcels of Land
1. Acceptance of a Parcel of Land for the Extensions of Creekstone Point
Avenue and Blue Iris Lane from Swift Creek Villas, LLC
2. Acceptance of a Parcel of Land for the Extension of Simonsbath Drive
from Douglas R. and Susan S. Sowers
3. Acceptance of Two Parcels of Land Adjoining Otterdale Road from
Douglas R. Sowers
4. Acceptance of Two Parcels of Land Adjoining Otterdale Road from
Daniel L. and Aspen S. Sowers
b. Request to Quitclaim Portions of a Sewer and Water Easement Across the
Property Owned by Lake Adventures, LLC
3. Acceptance of State Roads
Page 1 of 397
Chesterfield County Board of Supervisors Meeting
March 26, 2025
4. Award Contract for Professional Engineering and Support Services for the Powhite
Parkway Corridor from Route 288 to Route 360
5. Proposed FY26 Opioid Abatement Authority (OAA) Funding Applications
7. Fifteen-Minute Citizen Comment Period on Unscheduled Matters
8. Deferred Items from Previous Meetings
9. Public Hearings
A. To Consider Proposed Ordinance Amendments Relating to Department of Utilities Fee
Changes
B. To Consider Proposed 2025 Tax Rates
C. To Consider FY2026 Proposed Community Development Block Grant and the HOME
Investment Partnership Annual Plan
D. To Consider FY2026-FY2030 Proposed Capital Improvement Program
E. To Consider FY2026 Proposed Budget
10. Zoning Requests
A. 24SN1278 - Baez Recreational Vehicle Parking - Clover Hill
B. 23SN0035 - Rockwood Shopping Center - Clover Hill
C. 23SN0073 - Old Bermuda Hundred Road Solar Facility - Bermuda
D. 24SN1060 - Summit at Magnolia Green Amendment - Matoaca
E. 24SN1139 - Cloverhill Church Rezoning - Matoaca
F. 24SN1206 - Iron Bridge Baptist Church Private School - Dale
G. 24SN1271 - McNulty Second Dwelling - Matoaca
H. 24SN1352 - Towneplace at Huguenot Shopping Center Amendment - Midlothian
I. 24SN1059 - Farley 2 Lot Subdivision and Utility Exception - Matoaca
11. Fifteen-Minute Citizen Comment Period on Unscheduled Matters
12. Adjournment
A. Adjournment and Notice of Next Scheduled Meeting of the Board of Supervisors
Page 2 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 6.A.1.
Subject:
Resolution Recognizing Ms. Nicole Maillet, Information Systems Technology Department, Upon Her
Retirement
Board Action Requested:
Adoption of the attached resolution.
Summary of Information:
Ms. Nicole Maillet will retire from the Chesterfield County Information Systems Technology Department on
April 1, 2025, after providing 29 years of quality service to the citizens of Chesterfield County.
Attachments:
1. Resolution
Preparer: Scott Furman, Chief Information Officer
Approved By:
Page 3 of 397
RECOGNIZING MS. NICOLE MAILLET UPON HER RETIREMENT
WHEREAS, Ms. Nicole Maillet will retire from the Chesterfield County
Information Systems Technology Department on April 1, 2025, after providing
29 years of quality service to the citizens of Chesterfield County; and
WHEREAS, Ms. Maillet, through extraordinary effort and dedication, has
played a pivotal role in the continuous evolution of the county’s digital
presence since the launch of its first website in 1997, contributing to the
successful support and development of four Chesterfield.gov redesigns to
better serve county residents; and
WHEREAS, Ms. Maillet earned the Government Digital Services professional
certification from the Public Technology Institute and the Rutgers Center
for Government Services; and
WHEREAS, Ms. Maillet has been a dedicated member of the National
Association of Government Web Professionals and served as the nation’s
East Region Director from 2007 through 2012; and
WHEREAS, Under Ms. Maillet’s leadership, Chesterfield twice won the
Pinnacle Award (best in show) and the Members Choice Award for overall
website in the county’s population category from the National Association
of Government Web Professionals organization; and
WHEREAS, Ms. Maillet, representing the county, has earned multiple
prestigious national awards in recognition of her expertise and
professionalism, including most recently being awarded the Steven Michael
Moore Pinnacle award, presented for excellence in the government web
profession by the National Association of Web Professionals; and
WHEREAS, Ms. Maillet joined a select group of award recipients in the Dale
Carnegie Skills for Success by receiving the Human Relations Award; and
WHEREAS, Ms. Maillet, as an IST team member, contributed to the county’s
success in being ranked among the top 10 in the Digital Counties Survey
for 15 years, achieving the number one spot five times since 2010 and most
recently in 2024; and
WHEREAS, Ms. Maillet worked tirelessly to support the county’s COVID-19
vaccination clinics, spending many days on-site at the fairgrounds
assisting residents, the Virginia Department of Health, and the Fire
Department; and
WHEREAS, Ms. Maillet, through her dedicated service to Chesterfield
Alternatives, Inc., has contributed to Chesterfield County’s ability to
provide community housing and support services for persons with
intellectual disabilities.
NOW, THEREFORE, BE IT RESOLVED, that the Chesterfield County Board of
Supervisors recognizes Ms. Nicole Maillet and extends on behalf of its
members and the citizens of Chesterfield County, appreciation for her
service to the county, heartfelt congratulations, and best wishes for a
long and happy retirement.
Page 4 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 6.A.2.a.1.
Subject:
Acceptance of a Parcel of Land for the Extensions of Creekstone Point Avenue and Blue Iris Lane from Swift
Creek Villas, LLC
Board Action Requested:
Accept the conveyance of a parcel of land containing 1.182 acres for the extensions of Creekstone Point
Avenue and Blue Iris Lane from Swift Creek Villas, LLC and authorize the County Administrator to execute
the deed.
Summary of Information:
Staff requests that the Board of Supervisors accept the conveyance of a parcel of land containing 1.182 acres
for the extensions of Creekstone Point Avenue and Blue Iris Lane from Swift Creek Villas, LLC. This
conveyance is for Villas at Swift Creek Phase 2 and has been reviewed by county staff.
Approval is recommended.
Attachments:
1. Swift Creek Villas LLC Dedication Sketch
2. Swift Creek Villas LLC Dedication Plat
Preparer: Lynn Snow, Real Property Manager
Approved By:
Page 5 of 397
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Board of Supervisors Meeting - March 26, 2025Acceptance of a Parcel of Land for the Extensions of Creekstone Point Avenue and Blue Iris Lane from Swift Creek Villas, LLC
Chesterfield CountyReal Property Office
1 inch = 300 feet
µ
1.182 Acre Dedicatio n
Page 6 of 397
Page 7 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 6.A.2.a.2.
Subject:
Acceptance of a Parcel of Land for the Extension of Simonsbath Drive from Douglas R. and Susan S. Sowers
Board Action Requested:
Accept the conveyance of a parcel of land containing 1.150 acres for the extension of Simonsbath Drive from
Douglas R. and Susan S. Sowers and authorize the County Administrator to execute the deed.
Summary of Information:
Staff requests that the Board of Supervisors accept the conveyance of a parcel of land containing 1.150 acres,
designated as Parcel "E" on the attached plat, for the extension of Simonsbath Drive, from Douglas R. and
Susan S. Sowers. This conveyance is for Rountrey Section 5 subdivision and has been reviewed by county
staff.
Approval is recommended.
Attachments:
1. Douglas and Susan Sowers DD Sketch
2. Douglas and Susan Sowers DD Plat
Preparer: Lynn Snow, Real Property Manager
Approved By:
Page 8 of 397
OTTERDALE RDSIM
O
N
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B
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ABBERTONDRLILYBANK PLBoard of Supervisors Meeting - March 26, 2025 Acceptance of a Parcel for the Extension Simonsbath
Drive from Douglas R. and Susan S. Sowers
Chesterfield CountyReal Property Office
1 inch = 333.3 feet
µ
1.150 Acre Dedication
Page 9 of 397
Page 10 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 6.A.2.a.3.
Subject:
Acceptance of Two Parcels of Land Adjoining Otterdale Road from Douglas R. Sowers
Board Action Requested:
Accept the conveyance of two parcels of land containing 0.283 acres and 0.613 acres adjoining Otterdale Road
from Douglas R. Sowers and authorize the County Administrator to execute the deed.
Summary of Information:
Staff requests that the Board of Supervisors accept the conveyance of two parcels of land containing 0.283
acres, designated as Parcel "A", and 0.613 acres, designated as parcel "B", on the attached plat, adjoining
Otterdale Road, from Douglas R. Sowers. This conveyance is for Rountrey Section 5 subdivision and has been
reviewed by county staff.
Approval is recommended.
Attachments:
1. Douglas R. Sowers DD Sketch
2. Douglas Sowers DD Plat
Preparer: Lynn Snow, Real Property Manager
Approved By:
Page 11 of 397
OTTERDALE RDSIM
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ALLCROFT DRBoard of Supervisors Meeting - March 26, 2025Acceptance of Two Parcels of Land Adjoining Otterdale Road from Douglas R. Sowers
Chesterfield CountyReal Property Office
1 inch = 300 feet
µ
0.613 Acre Dedication
0.283 Acre Dedication
Page 12 of 397
Page 13 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 6.A.2.a.4.
Subject:
Acceptance of Two Parcels of Land Adjoining Otterdale Road from Daniel L. and Aspen S. Sowers
Board Action Requested:
Accept the conveyance of two parcels of land containing 0.264 acres and 0.293 acres adjoining Otterdale Road
from Daniel L. and Aspen S. Sowers and authorize the County Administrator to execute the deed.
Summary of Information:
Staff requests that the Board of Supervisors accept the conveyance of two parcels of land containing 0.293
acres, designated as Parcel "C", and 0.264 acres, designated as Parcel "D", on the attached plat, adjoining
Otterdale Road from Daniel L. and Aspen S. Sowers. This conveyance is for Rountrey Section 5 subdivision
and has been reviewed by county staff.
Approval is recommended.
Attachments:
1. Daniel and Aspen Sowers DD Sketch
2. Daniel and Aspen Sowers DD Plat
Preparer: Lynn Snow, Real Property Manager
Approved By:
Page 14 of 397
OTTERDALE RDSIM
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N
S
B
AT
H D
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ALLCROFT DRBoard of Supervisors Meeting - March 26, 2025Acceptance of Two Parcels of Land Adjoining Otterdale Road from Daniel L. and Aspen S. Sowers
Chesterfield CountyReal Property Office
1 inch = 300 feet
µ
0.264 Acre Dedication
0.293 Acre Dedication
Page 15 of 397
Page 16 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 6.A.2.b.
Subject:
Request to Quitclaim Portions of a Sewer and Water Easement Across the Property Owned by Lake
Adventures, LLC
Board Action Requested:
Authorize the Chairman of the Board of Supervisors and the County Administrator to execute a quitclaim deed
to quitclaim portions of a sewer and water easement across the property owned by Lake Adventures, LLC.
Summary of Information:
Lake Adventures, LLC has requested the quitclaim of portions of a sewer and water easement as shown on the
attached plat. These portions of the easement are no longer needed, and new easements will be dedicated. This
is for the development of The Lake-Phase II Parcel 9 and has been reviewed by the Utilities Department.
Approval is recommended.
Attachments:
1. Lake Adventures LLC Quitclaim Sketch
2. Lake Adventures LLC Quitclaim Plat
Preparer: Lynn Snow, Real Property Manager
Approved By:
Page 17 of 397
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Board of Supervisors Meeting - March 26, 2025Request to Quitclaim Portions of a Sewer and Water Easement Across the Property Owned by Lake Adventures, LLC
Chesterfield CountyReal Property Office
1 inch = 300 feet
µ
Portion of a Sewer and WaterEasement to be Quitclaimed
Portion of a Sewer and WaterEasement to be Quitclaimed
Page 18 of 397
Page 19 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 6.A.3.
Subject:
Acceptance of State Roads
Board Action Requested:
Adoption of resolutions for the referenced state roads acceptances.
Summary of Information:
Matoaca District: Harper's Mill South Section 5
Midlothian District: Kiddie Academy at Watkins Centre Parkway
Attachments:
1. 2025-03-26 - Matoaca - Harper's Mill South Section 5_0325
2. 2025-03-26 - Midlothian - Kiddie Academy at Watkins Centre Parkway_0325
Preparer: Scott Smedley, Director of Environmental Engineering
Approved By:
Page 20 of 397
Page 21 of 397
Page 22 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 6.A.4.
Subject:
Award Contract for Professional Engineering and Support Services for the Powhite Parkway Corridor from
Route 288 to Route 360
Board Action Requested:
The Board is requested to authorize the Director of Procurement to award Johnson, Mirmiran and Thompson,
Inc. a contract for Professional Engineering and Support Services for the Powhite Parkway Corridor from
Route 288 to Route 360.
Summary of Information:
Chesterfield County has identified the need to extend Powhite Parkway from its current terminus at Route 288
to Route 360. The county has secured funding to immediately construct the portion of Powhite Parkway from
Route 288 to Woolridge Road. Additionally, Chesterfield has partnered with the Virginia Department of
Transportation to develop an Environmental Impact Study for the extension from Woolridge Road to Route
360.
Three representatives from the transportation department and one from the procurement department developed
a Request for Proposals (RFP) for engineering and support services to advance both efforts. In addition to
typical design and construction phase activities, the consultant will coordinate the projects with other public
and private projects in the area, keep the public updated on the status of the projects, and develop strategies to
construct phase I of the Powhite Parkway Extension efficiently and expeditiously.
Proposals were submitted by two firms. Johnson, Mirmiran and Thompson, Inc. was selected through the RFP
process, including competitive negotiation by the RFP committee. This firm was selected based on their
expertise in various areas of roadway design and construction administration. Adequate funding is available
through the Transportation CIP.
Attachments:
None
Preparer: Chessa Walker, Director of Transportation
Page 23 of 397
Approved By:
Page 24 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 6.A.5.
Subject:
Proposed FY26 Opioid Abatement Authority (OAA) Funding Applications
Board Action Requested:
Consider and approve two proposed FY26 OAA Funding Applications:
1. Comprehensive Opioid Management and Patient Assistance for Substance Support (COMPASS) for
$983,000
2. Chesterfield Recovery Academy (CRA) for $340,799
Summary of Information:
The Opioid Abatement Authority (OAA) of VA has defined funding streams available that have been
distributed to Chesterfield County efforts to treat, prevent, and reduce opioid use disorder and the misuse of
opioids. Chesterfield County is projected to receive $13.3M in opioid settlement funding through these defined
funding streams over the life of the settlements, while also having the ability to apply annually for OAA
regional partnerships to leverage additional funding.
1. FY26 OAA Funding Application for Comprehensive Opioid Management and Patient Assistance
for Substance Support (COMPASS) for $983,000
It is proposed that an OAA FY26 cooperative partnership application for $983,000 be submitted with
Chesterfield County (fiscal agent), Powhatan County, and the City of Colonial Heights for COMPASS in the
Chesterfield County Jail. All partner localities have informally agreed to their participation in the application,
and will sign a Cooperative Partnership Agreement should the application be approved by OAA. An overall
10% match, which is encouraged by OAA to make the application more competitive, would be split among the
localities based on the Substance Use Disorder (SUD) inmate population within the jail (Chesterfield County
80%, the City of Colonial Heights 15%, and Powhatan County 5%), at an annual match rate of $78,640.
COMPASS will create a multidisciplinary team within the jail (including hiring an RN, an NP, a case manager,
a peer and an administrative assistant) to support screening all incoming inmates for substance use disorder and
establishing an individual’s care plan to address their SUD. COMPASS will provide medical support to provide
induction, withdrawal, and maintenance support to any individual seeking medications for opiate use disorder
(MOUD), as well as therapeutic and case management support. Currently, due to staffing and financial
constraints, Chesterfield County Jail has only been able to provide these services to inmates that come in with a
prescription for MOUD.
Page 25 of 397
2. FY26 OAA Funding Application for Chesterfield Recovery Academy (CRA) for $340,799
It is proposed that an OAA FY26 cooperative partnership application for $340,799 be submitted with
Chesterfield County (fiscal agent), Henrico County, and Richmond City for CRA Outreach and Transportation.
All partner localities have informally agreed to their participation in the application, and will sign a
Cooperative Partnership Agreement should the application be approved by OAA. An overall 10% match,
which is encouraged by OAA to make the application more competitive, would be split among the localities
based on the school’s population (Chesterfield County 50%, Henrico County 25%, and Richmond City 25%), at
an annual match rate of $17,039. CRA, which has the potential to serve 17 localities, is proposing to expand the
current peer position (funded through Recovery Corps) to include outreach coordination to educate those 17
localities on the services that CRA provides and increase the number of youth it is able to serve and support, as
well as provide services to parents of those youth who are enrolled at CRA. Funding includes a $32,299 annual
stipend for the peer to complete outreach services, as well as mileage, training and needed supplies.
Additionally, the application includes $285,000 in funding for transportation support for students, which has
been identified as a significant barrier to sustaining enrollment and is a current gap in state funding. The state
currently provides $500,000 to CRA for the implementation of the program, including non-clinical program
staff (clinical staff are funded through DBHDS) and some overhead costs. However, this funding allocation has
remained the same since its initiation and has not aligned with the growth of the program, transportation costs
or wage increases.
All OAA programs will be evaluated and reported back to the Board of Supervisors to see overall cost-benefits
prior to approval of future funding. Board Members have all been briefed and are in support of these requests
for support.
Attachments:
None
Preparer: James Worsley, Deputy County Administrator
Approved By:
Page 26 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 9.A.
Subject:
To Consider Proposed Ordinance Amendments Relating to Department of Utilities Fee Changes
Board Action Requested:
Hold a public hearing on proposed ordinance amendments relating to Department of Utilities fee changes and
adopt the ordinance after the public hearing.
Summary of Information:
This date and time have been scheduled to hold a public hearing on proposed Utilities ordinance fee changes.
The Utilities Department’s analysis of the FY2026 budget, capital replacement and maintenance projects, and
projections over the next ten years indicate that current revenues, without fee increases, will not be sufficient to
cover operating and capital expenses. As an enterprise fund fully supported by payments from users, fee
increases are necessary to offset costs of capital projects for rehabilitation of pump stations, new and
replacement water tanks, new and replacement water and wastewater lines, investments in older neighborhoods
to replace water and wastewater lines, the county’s contractual share of Richmond water plant projects, as well
as maintaining the integrity of the county’s water and wastewater facilities. The additional revenues are
required to meet the projected longer term operating and capital costs. This rate setting approach supports a
financial plan to manage current and projected capital expenses and is prudent financial management necessary
to maintain the triple AAA bond rating. The proposed changes in utility rates are displayed below.
Fee Rate
Customer cost charges $5.77/month
Water commodity cost charge $2.71/CCF
Water capacity cost charge $8.77/ERU/month
Wastewater commodity cost charge $2.87/CCF
Wastewater capacity cost charge $14.29/ERU/month
A net total increase of $5.7 million in revenues is anticipated from the change in the unit rate of the customer,
commodity, and capacity charges ($300,000 in customer charge, $4.3 million in commodity charges, and $1.1
million in capacity charges). A typical residential combined water and wastewater bill will increase $2.76 per
month, from $65.13 to $67.89, or 4.24%, based on consumption of 7 CCFs (one CCF is 100 cubic feet or 748
gallons of water).
Utility Capital Cost Recovery Charges - The proposed capital cost recovery charges are $6,326 for water and
$5,670 for wastewater. This 5% increase is $301 for water and $270 for wastewater. Tiered capital cost
Page 27 of 397
recovery charges are proposed for 3-inch and larger meters based on meter size and type as listed in the
AWWA M22 Manual.
Meter Charges – The proposed meter charge for a five-eighth inch meter is an increase of $40, from $200 to
$240, due to the cost of meters. The proposed meter charge for larger meters also increases.
Service Line Fees – The proposed service line charge for a five-eighth inch meter is an increase of $1,100,
from $2,800 to $3,900, due to the cost of materials. The proposed service line charge for larger service line
sizes also increases.
Strong Waste Surcharges Rates – The proposed increase for BOD is $0.03/lb from $0.25/lb to $0.28/lb. The
proposed increase for TSS is $0.02/lb from $0.24/lb to $0.26/lb. These increases are due to operational costs.
Staff recommends that the Board adopt the attached ordinance.
Attachments:
1. Ordinance to Amend 18-22 Connection Fees and 18-27 Utility Charges
2. Affidavit
3. Presentation
Preparer: George Hayes, Director of Utilities
Gerard Durkin, Director of Budget and Management
Approved By:
Page 28 of 397
AN ORDINANCE TO AMEND THE CODE OF THE COUNTY
OF CHESTERFIELD, 1997, AS AMENDED, BY AMENDING
AND RE-ENACTING SECTIONS 18-22 CONNECTION FEES AND 18-27 UTILITY
CHARGES
BE IT ORDAINED by the Board of Supervisors of Chesterfield County:
(1) That Sections 18-22 and 18-27 of the Code of the County of Chesterfield, 1997, as
amended, are amended and re-enacted to read as follows:
Sec. 18-22. Connection fees.
(b) The capital cost recovery charge shall be:
Capital Cost
Recovery Charge
Customer Class Meter Size
(inches)
Number of
ERUs per
Unit Water Wastewater
(i) For a dwelling, single-family, including
townhouses, manufactured homes that
are not located in a manufactured home
park, and individually metered
multifamily dwelling units
⅝ 1.00 $6,025.00
$6,326.00
$5,400.00
$5,670.00
(ii) For a dwelling, two-family (per unit) ⅝ 1.00 6,025.00
6,326.00
5,400.00
5,670.00
(iii) For manufactured homes that are
located in a manufactured home park
and for master metered multiple-family
dwellings other than multiple-family
dwellings used exclusively as housing for
colleges and/or universities (per unit)
Any 0.85 5,121.00
5,377.00
4,590.00
4,820.00
(iv)Other multi-unit developments Any 1.00 6,326.00 5,670.00
(iv) (v)For all other customer classes ⅝ 1.00 6,025.00 5,400.00
1 2.50 15,063.00 13,500.00
1½ 5.00 30,125.00 27,000.00
2 8.00 48,200.00 43,200.00
3 16.00 96,400.00 86,400.00
4 25.00 150,625.00 135,000.00
6 50.00 301,250.00 270,000.00
8 80.00 482,000.00 432,000.00
10 115.00 692,875.00 621,000.00
12 155.00 933,875.00 837,000.00
Meter Type
Positive Displacement ⅝ 1.00 6,326.00 5,670.00
Positive Displacement 1 2.50 15,815.00 14,175.00
Positive Displacement 1½ 5.00 31,630.00 28,350.00
Positive Displacement 2 8.00 50,608.00 45,360.00
Compound Class II 3 17.50 110,705.00 99,225.00
Fire Meter-Compound 3 17.50 110,705.00 99,225.00
Turbine Class II 3 21.75 137,591.00 123,323.00
Compound Class II 4 30.00 189,780.00 170,100.00
Fire Meter-Compound 4 35.00 221,410.00 198,450.00
Turbine Class II 4 37.50 237,225.00 212,625.00
Compound Class II 6 67.50 427,005.00 382,725.00
Fire Meter-Compound 6 80.00 506,080.00 453,600.00
Turbine Class II 6 80.00 506,080.00 453,600.00
Page 29 of 397
Compound Class II 8 80.00 506,080.00 453,600.00
Fire Meter-Compound 8 140.00 885,640.00 793,800.00
Turbine Class II 8 140.00 885,640.00 793,800.00
Fire Meter-Compound 10 220.00 1,391,720.00 1,247,400.00
Turbine Class II 10 210.00 1,328,460.00 1,190,700.00
Turbine Class II 12 265.00 1,676,390.00 1,502,550.00
The capital cost recovery charge for meters that are larger than 12 inches shall be determined by the
director based on the number of ERUs per unit.
The capital cost recovery charge for meters not listed above will be based on the Maximum Flow
Rate in the AWWA Manual M22 edition 4, times the capital cost recovery charge per ERU.
(v) (vi)The capital cost recovery charge (per unit) for a single-family or two-family dwelling that is served by
a meter that is larger than five-eighths (⅝) inch shall be the same capital cost recovery charge in
subsection (b)(iv) (v).
(c) The meter and water service line installation charge shall be:
(1) For installing water service lines:
Inches Charge
⅝ $2,800.00 $3,900.00
1 3,000.00 4,100.00
1½ 5,000.00 5,300.00
2 5,600.00 6,100.00
(2) For installing meters:
Inches Charge
⅝ $200.00 $240.00
1 240.00 300.00
1½ 460.00 600.00
2 600.00 800.00
(3) For installing residential outside use meters using existing service lines: $800.00 $930.00.
(h) Except as otherwise provided herein, tThe capital cost recovery charge shall be the charge that is in effect on
the date that the customer applies for service. except that, wWhen the board of supervisors approves
funding for a utility extension to a developed area, the capital cost recovery charge for customers who apply
for service within 30 days after the extension is completed shall be the capital cost recovery charge that was
in effect when the board approved the extension. Further, if a consumer requests to change the existing
meter type or meter size to a meter type or size that has higher ERUs per unit than the existing meter type or
size, as listed in subsection (b), the consumer will be charged an additional capital cost recovery charge
reflecting the difference between the ERUs per unit paid for the existing meter and the ERUs per unit
payable for the new meter, times the capital cost recovery charges for 1.00 ERU in subsection (b)(i). This
charge must be paid before the new meter is installed.
o o o
Sec. 18-27. - Utility charges.
Effective with bills issued on and after July 1, 202425, the consumer shall pay charges for utility service in
accordance with the following schedules:
(a)Monthly service charges. The monthly service charge shall be:
(1)Customer cost charge. A customer cost charge of $2.80 $5.77 for each service account. However,
customer, including customers who have both water and wastewater accounts and customers
Page 30 of 397
who have only a water account or only a wastewater account shall pay a customer cost charge of
$5.60.
(2)Commodity cost charge.
(i) Water: $2.58 $2.71 per 100 cubic feet (Ccf).
(ii) Wastewater: $2.71 $2.87 per 100 cubic feet (Ccf).
(3)Capacity cost charge.
Monthly Capacity Charge Customer Class Meter Size
(inches)
Number of
ERUs per
Unit
Water Wastewater
(i) Dwelling, single-family, including
townhouses and manufactured
homes that are not located in a
manufactured home park
⅝ 1.00 $8.35
$8.77
$14.15
$14.29
(ii) Dwelling, two-family (per unit) ⅝ 1.00 8.35 8.77 14.15 14.29
(iii) Manufactured homes that are
located in a manufactured home
park and multiple-family
dwellings other than multiple-
family dwellings used exclusively
as housing for colleges or
universities (per unit)
Any 0.85 7.10 7.45 12.03 12.15
(iv) All other customer classes ⅝ and ¾ 1.00 8.35 14.15
1 2.50 20.88 35.38
1½ 5.00 41.75 70.75
2 8.00 66.80 113.20
3 16.00 133.60 226.40
4 25.00 208.75 353.75
6 50.00 417.50 707.50
8 80.00 668.00 1,132.00
10 115.00 960.25 1,627.25
12 155.00 1,294.25 2,193.25
Meter Type
Positive Displacement ⅝ 1.00 8.77 14.29
Positive Displacement 1 2.50 21.93 35.73
Positive Displacement 1½ 5.00 43.85 71.45
Positive Displacement 2 8.00 70.16 114.32
Compound Class II 3 17.50 153.48 250.08
Fire Meter-Compound 3 17.50 153.48 250.08
Turbine Class II 3 21.75 190.75 310.81
Compound Class II 4 30.00 263.10 428.70
Fire Meter-Compound 4 35.00 306.95 500.15
Turbine Class II 4 37.50 328.88 535.88
Compound Class II 6 67.50 591.98 964.58
Fire Meter-Compound 6 80.00 701.60 1,143.20
Turbine Class II 6 80.00 701.60 1,143.20
Compound Class II 8 80.00 701.60 1,143.20
Fire Meter-Compound 8 140.00 1,227.80 2,000.60
Turbine Class II 8 140.00 1,227.80 2,000.60
Fire Meter-Compound 10 220.00 1,929.40 3,143.80
Turbine Class II 10 210.00 1,841.70 3,000.90
Turbine Class II 12 265.00 2,324.05 3,786.85
The capacity cost charge for meters not listed above will be based on the Maximum Flow Rate in the
Page 31 of 397
AWWA Manual M22 edition 4, times the water and wastewater monthly capacity cost charges per ERU.
(v) The capacity cost charge (per unit) for a single-family or two-family dwelling that is served by a meter that
is larger than five-eighths inch shall be the capacity cost charge in subsection (a)(3)(iv).
(b)Ancillary charges.
Type Charge
o o o
(5) Strong waste surcharge BOD Surcharge Rate (RBOD) = $0.25 $0.28 per pound
TSS Surcharge Rate (RTSS) = $0.24 $0.26 per pound
Tier 1 TN Surcharge Rate (R1TN) = $1.49 per pound
Tier 2 TN Surcharge Rate (R2TN) = $1.49 per pound
Tier 1 TP Surcharge Rate (R1TP) = $4.59 per pound
Tier 2 TP Surcharge Rate (R2TP) = $4.59 per pound
o o o
(2) That these ordinances shall become effective July 1, 2025.
Page 32 of 397
Amend Code Utilities Fees & Charges - Page 1 of 2
[def:$signername|printname|req|signer1] [def:$signersig|sig|req|signer1] [def:$notarysig|sig|req|notary] [def:$date|date|req|notary] [def:$state|state|req|notary] [def:$county|county|req|notary] [def:$disclosure|disclosure|req|notary] [def:$seal|seal|req|notary]
AFFIDAVIT OF PUBLICATION
State of Florida, County of Orange, ss:
Samantha Pryor, being first duly sworn, deposes and says: That
(s)he is a duly authorized signatory of Column Software, PBC, duly
authorized agent of Richmond Times Dispatch, a newspaper printed
and published in the City of Richmond, State of Virginia, and that
this affidavit is Page 1 of 2 with the full text of the sworn-to notice
set forth on the pages that follow, and the hereto attached:
PUBLICATION DATES:
Mar. 12, 2025, Mar. 19, 2025
NOTICE ID: sFtNnFRYcLf4yHkYKBkk
PUBLISHER ID: COL-7003720
NOTICE NAME: Amend Code Utilities Fees & Charges
Publication Fee: 587.35
Ad Size: 2 X 29 L
Category: General Legal Notice
Under penalty of perjury, I, the undersigned affiant swear or affirm
that the statements above are true and accurate to the best of my
knowledge and belief.
[$signersig ]
(Signed)______________________________________ [$seal]
VERIFICATION
State of Florida
County of Orange
Subscribed in my presence and sworn to before me on this: [$date]
[$notarysig ]
______________________________
Notary Public
[$disclosure]
See Proof on Next Page
Notarized remotely online using communication technology via Proof.
03/21/2025
Page 33 of 397
Amend Code Utilities Fees & Charges - Page 2 of 2
Page 34 of 397
FY2026 Proposed Budget Public Hearings
March 26, 2025
Page 35 of 397
Proposed Utility Fee Changes
Page 36 of 397
PROPOSED RATES COMPARED(7 CCF OR 5,250 GALLONS OF USAGE)
$37.27
$54.49 $49.81
$84.87
$30.62
$22.50 $39.22
$47.35
$67.89
$76.99
$89.03
$132.22
$0
$50
$100
$150
Chesterfield FY26 Proposed Hanover FY25 Henrico FY25 Richmond FY25
Chesterfield’s FY2026 Proposed Monthly Residential Charge
Compared to the Current FY2025 Charge in Other Localities
Wastewater Water
Page 37 of 397
Proposed 2025 Tax Rates
Page 38 of 397
PROPOSED 2025 TAX RATES
Category FY2025 Adopted Rate FY2026 Proposed Rate
Real Estate $0.90 $0.89
Tangible Personal Property (excluding automobiles and trucks) and Real Estate for
Public Service Corporations $0.90 $0.89
Personal Property $3.35 $3.35
Personal Property (automobiles and trucks) of Public Service Corporations $3.35 $3.35
Computer Equipment and Peripherals Used in Data Centers $0.24 $0.24
Personal Property Tax for members of Volunteer Rescue Squads, Volunteer Fire Departments, Volunteer Police Chaplains, and Auxiliary Police $0.90 $0.89
Personal Property Tax for Wild and Exotic Animals $0.01 $0.01
Personal Property Tax for Motor Vehicles that use "Clean and Special Fuels"$3.24 $3.24
Machinery and Tools $1.00 $1.00
Personal Property Tax for Motor Vehicles, Trailers, And Semi-Trailers with a gross weight of 10,000 Pounds or more $0.90 $0.89
Airplanes $0.50 $0.50
Personal Property Tax for Specially Equipped Motor Vehicles $0.01 $0.01Page 39 of 397
Proposed CDBG and HOME Annual Plan
Page 40 of 397
Page 41 of 397
Proposed FY2026-FY2030 Capital Improvement Program
Page 42 of 397
FY2026-FY2030 GENERAL GOVERNMENT CIP
Parks & Recreation$7.5M
Referendum Projects, $88.6M
Airport, $23.7MCommunity Infrastructure, $187.2M
Mental Health, $19.0MMajor Maintenance, $100.5M
Parks and Recreation, $15.5M
Technology, $16.0M
Page 43 of 397
Referendum Timeline
Approved November 2022
Funding Issued For:
Enon Library
River City Sportsplex
Horner Park, Conservation Areas, Falling Creek Park
Chester & Ettrick Fire Stations,
Falling Creek & Swift Creek Police Stations
Future Projects:
Ettrick-Matoaca & Western Hull Libraries
Dutch Gap Park
Clover Hill & Dutch Gap Fire Stations
Appomattox & James River Police Stations
Page 44 of 397
FY2026-FY2030 CIP HIGHLIGHTS
•Modernizing Community Facilities to Meet Growing Needs
•Prote cting Public Assets with Major Maintenance
•Improving Transportation Access and Safety Countywide
Page 45 of 397
Proposed FY2026 Total Budget
Page 46 of 397
FY2026 PROPOSED BUDGET – ALL FUNDS ($2.4B)
Fleet and Radio, 1.4%
Risk Mgmt., 1.1%
Grants, 0.7%Schools, 41.6%General Fund, 23.9%
Utilities, 19.2%
Debt Service, 4.3%
Mental Health, 2.7%
Healthcare, 1.7%
CVTA, 1.2%
Other Funds, 1.1%
CSA, 1.1%
Combined Fund which Includes Utilities CIP
Page 47 of 397
FY2026 BUDGET HIGHLIGHTS
•Solid Foundation with Built-in Flexibility
•Continued Focus on Tax Relief
•Strategic Investments in Core Services
•Monitoring Schools Budget
Page 48 of 397
FY2026 Proposed Budget Public Hearings
March 26, 2025
Page 49 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 9.B.
Subject:
To Consider Proposed 2025 Tax Rates
Board Action Requested:
Hold a public hearing on the proposed 2025 tax rates ordinance.
Summary of Information:
This date and time has been scheduled to hold a public hearing on tax rates for the tax year 2025. The County
Administrator's Proposed FY2026 Budget reduces the real estate tax rate from $0.90 to $0.89. All other tax
rates advertised were unchanged from 2024. Based on the advertisement, the Board of Supervisors cannot
adopt tax rates higher than those advertised.
Attachments:
1. Affidavit
Preparer: Gerard Durkin, Director of Budget and Management
Approved By:
Page 50 of 397
Ordinance Annual Tax Levy - Page 1 of 2
[def:$signername|printname|req|signer1] [def:$signersig|sig|req|signer1] [def:$notarysig|sig|req|notary] [def:$date|date|req|notary] [def:$state|state|req|notary] [def:$county|county|req|notary] [def:$disclosure|disclosure|req|notary] [def:$seal|seal|req|notary]
AFFIDAVIT OF PUBLICATION
State of Pennsylvania, County of Lancaster, ss:
Hadley Christman, being first duly sworn, deposes and says: That
(s)he is a duly authorized signatory of Column Software, PBC, duly
authorized agent of Richmond Times Dispatch, a newspaper printed
and published in the City of Richmond, State of Virginia, and that
this affidavit is Page 1 of 2 with the full text of the sworn-to notice
set forth on the pages that follow, and the hereto attached:
PUBLICATION DATES:
Mar. 12, 2025, Mar. 19, 2025
NOTICE ID: 3Ekl5e1K6S1zWIrD8OYb
PUBLISHER ID: COL-7003740
NOTICE NAME: Ordinance Annual Tax Levy
Publication Fee: 532.15
Ad Size: 2 X 26 L
Category: General Legal Notice
Under penalty of perjury, I, the undersigned affiant swear or affirm
that the statements above are true and accurate to the best of my
knowledge and belief.
[$signersig ]
(Signed)______________________________________ [$seal]
VERIFICATION
State of Pennsylvania
County of Lancaster
Subscribed in my presence and sworn to before me on this: [$date]
[$notarysig ]
______________________________
Notary Public
[$disclosure]
See Proof on Next Page
Notarized remotely online using communication technology via Proof.
03/21/2025
Page 51 of 397
Ordinance Annual Tax Levy - Page 2 of 2
Page 52 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 9.C.
Subject:
To Consider FY2026 Proposed Community Development Block Grant and the HOME Investment Partnership
Annual Plan
Board Action Requested:
Hold a public hearing on the FY2026 Proposed Community Development Block Grant and the HOME
Investment Partnership Annual Plan.
Summary of Information:
This date and time has been scheduled to hold a public hearing on the FY2026 Proposed Community
Development Block Grant and the HOME Investment Partnership Annual Plan. The FY2026 recommendation
for this program totals $2,372,408.28, which comprises $1,804,179.28 of new and repurposed CDBG
allotments, and $568,229.00 of new HOME Investment Partnership allotments. These allocations are based
upon the final award notification from HUD of an approved grant amount for FY2026.
The County's Community Development Block Grant and HOME Investment Partnership Annual Plan for
FY2026 is required to be submitted to the U.S. Department of Housing and Urban Development. The
submission must follow a required public hearing by the Board of Supervisors.
Attachments:
None
Preparer: Gerard Durkin, Director of Budget and Management
Approved By:
Page 53 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 9.D.
Subject:
To Consider FY2026-FY2030 Proposed Capital Improvement Program
Board Action Requested:
Hold a public hearing to consider the FY2026-2030 proposed Capital Improvement Program.
Summary of Information:
This date and time has been scheduled to hold a public hearing on the County Administrator's Proposed Five-
Year Capital Improvement Program for FY2026-2030. The $2,047,991,300 program for County, Schools, and
Utility projects is as follows:
Category: Amount:
General County Projects $452,145,900
School Projects $602,580,400
Utility Projects $993,265,000
Total $2,047,991,300
Attachments:
None
Preparer: Gerard Durkin, Director of Budget and Management
Approved By:
Page 54 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 9.E.
Subject:
To Consider FY2026 Proposed Budget
Board Action Requested:
Hold a public hearing on the FY2026 proposed budget.
Summary of Information:
This date and time has been scheduled to hold a public hearing on the County Administrator's FY2026
Proposed Budget which totals $2,402,369,900.
Attachments:
1. Affidavits for Budget Public Hearing Ads
Preparer: Gerard Durkin, Director of Budget and Management
Approved By:
Page 55 of 397
, "
IUdpnonb limts-!lispatcb
Advertising Affidavit
COUNTY OF CHESTERFIELD
BOARD OF SUPERVISORS
P.O. BOX40
9901 LORI RD.
CHESTERFIELD, VA 23832
Date Category
03/20/2025 Any-Main
Description
BUDGET
300 E. Franklin Street
Richmond, Virginia 23219
(804) 649-6208
Ad Size
6x9.75IN
Publisher of the
Richmond Times-Dispatch
Account Number
3005440
Date
March 19, 2025
Total Cost
6,232.55
This is to certify that the attached BUDGET was published by the
Richmond Times-Dispatch, Inc. in the City of Richmond, State of
Virginia, on the following dates:
03/12, 03/19/2025
The First insertion being given... 03/12/2025
Newspaper reference: 0001516483
Sworn to and subscribed before me this Wednesday, March 19, 2025
--===--1"-~ ~\~
Notary Public
THIS IS NOT A BILL. PLEASE PAY FROM INVOICE. THANK YOU
Page 56 of 397
CHESTERFELD COUNTY. VllGfllA "'-114JdQot For the Fiscal Yw Ending .kine 30, 2026 CHES!ERREUJ COlll1Y TAX RATES FORCAWGARftM;ma The Board of Supervisors of Chesterfleld County will on Wednesday, March 26, 2025 at 6:05 p.m. 1n the Chesterflekl County Public Meeting Room at 10001 lroo Bndge Road, hold a pubic hearing to conslde' the appropriate tax levy on real estate, personal property. machinery and 1Dols, and airplanes to, the tax year 2025. The County Administrator's Proposed FY2026 Budget reduces the ~Estate tax rate to S0.89.Atthe coodusion of the pldc hearing, the Boe.rd of Supervisors may adjourn to meet and ftx suctt tax rates at a subse(JJ(lnt meeting. The Board ol Supenisors wll allow the pubic an opportunity to speak. The publk; 18 uo encoLJaged to submit comments through electronic means, emal by the internet. through the mail, or by telephone. Citizens are encouraged to use the online comment form at httpsJ/www.chestBl11ek1.gov/1231/ Board-Meetings.AhOOugh the Board of Superv1sors will endeavor to accept such comments up to the start of the meeting, citizens are encouraged to submit comments no later than 5:00 p.m. on March 25, 2025, to ensure that the comments are provided to the Board of SupeMSOfS poof to the meetmg for their consideration. To obtal1 a copy of the proposed budget, please cortact the Clerk to the Boan!. My persons with questions on the accessiblty of the meeting or the need for reasonable accommodations shOIAd contact the Clerk to the Board at 804-748-1200. Persons needing interpreter services must notify the Clerk to the Board no later than March 21, 2025. -Tangitje Property Personal fl>'-TBIIQible --Vehicles. Personal (eiu:ldng Property Tralefs Property .-1es P..,.,nal fl>' and Semi Pe!sonel (ll>mput,,r anclncl<s) Property Personal v-Traler.l Property Equpllenl and Reel (eum-les Property Pmorel Using Pe"""" with a fur and Busaness EslatE and irucks) for Property aeon Property Gross Personel Specially Peripheim,! Professional 11>'1'\Jblc Personal ofP,JJlc Rescue bWI~ ard for Weilhlof Property Equipped used ~ncy Reel Service Property' Sem:e Squad or-Spec;; Machinery 10,000llls lo! -in Data License EslatE ICnmnr.,lilns See -Cor""""'"s Vofoot,,B -Fuels and Tools a More lwcraft Vehicles Cemrs iBPOlJ 2024 General Fund 0.90 0.90 3,35 3.35 0.90 0.01 324 LOO 0.90 0.50 0.01 0.24 $500.000 11!rfl 111reshof<I 2025 General Fund O.B9 O.B9 3.35 3.35 0.89 0.01 324 1.00 0.89 0.50 0.01 0.24 $550.000 11!rf/ 111reshof<I CHESTERfflD COONTY PROPOSED COIIIMINTY DEYaOPIIIENT BlOCll GRANT PROGRAM FOR THE FISCAL YEAR ENONl JUNE 30, 2926 Tlle Board of Supervisors of Ctlesterti~ County will on Wednesday, March 26, 2025 at 6:10 p,m. 1n the Chesterfiett County Public Meeting Room at 10001 Iron Bndge Road, hold a public heanng for llfofmative and fiscal planning purposes to consider the eou,ty Administrator's Proposed Community Development Bklck Grant arn1 Home kivestment Partnersn1p funclS, $2', 180,678, tor the tiq year 2026. Tlle Board ot supervisors wil allow the pubic an opportunity to speak. Tlle public Is also encouraged to submit comments through electronic means, email, by the internet, through the mail or by telephone. Citizens are encooragecl to use the onlne comment form at httpsJ/www.chesterfiekigov/1231/ Board-Meetmgs. AtthOugh the Board of SupervIso~ will endeavor to accept such comments up to the start ot the meeting, crtizens are encouraged to submit comments no later than 5:00 p.m. on March 25, 2025, to ensure that the comments are provided to 1he Boerd of supervisors prior to the meetilg for their consideration. To obtan a copy of the proposeo budget, please contact the Clef1(. to the Board. Any persons wllh questions on tt'le accessibility of the meeting or the need for reasonable accommodations shcdd contact the Clerk to the Board at 804-748-1200. Pefsons needing interpreter services must notify the Clerk to the Board no later than March 21, 2025. CIHIGRet:om-~Ust !!!I!!!!. Area congregations Together in Service (ACTS) Better Housing Coalition Chesterfield Cok>n1al Heights Mance for Social Mimstry Chestertiek! Food Bank Communities in Schools Cornerstone Revitaizallon Center COBG Aoolinistration & Planrnng Distressed Housing Acquisition Program HomeAga11 Homeward HmtcllkiOO Project HOMES· Critical Home Aepe1r Program Richmond Metropoltan Habitat tor Humanity: Crltlcal Home Repair Program SOAR365 ljj,lliifCIIII MIIW....,_.~(l'Mblid-iai,W Project: HOMES Comprehensive Home Repair Program t--lousing Opportunities Made Equal: Down payment and Closing COst Assistance Program Richmood MelropoNtan H.Dtat for Humanity: Convnunity Devek>pment HouslAO D~etopment (CHOO) Pr?.2,ram ....---111111!'11111rR__ dUllDIIII __ ,,.,,... ~ $100.000.00 40,000.00 40.000.00 40.000,00 25.000.00 10.000.00 219.929,28 100.000.00 24.250.00 17.500.00 60.000.00 408,269.72 450.000.00 77.500.00 .,..,. $400.000.00 82,000,00 86,229.00 ---S!!!i!!!:!!. CHESTBIIIB.D COllffl -CAP1TAL--.r-FOll f1SCM_ YEA11$211126-21J3D The Board of supervisors of Chestertleld County wit on Wednesday, Man:ti 26, 2025 at 6:15 p.m. In the Cnesterfield County Pubic Meeting Room at 10001 ml Bridge Roael, noki a pubic hewing for llformative aoo fiscal planllng purposes ID consider the County Administrator's Proposed Capital improvement Program (CJ>) for fiscal yearn 2026-2030 which toia~ $2.047.991.300. The &ad of SuperYISOrs will alk>w the public an opportunity to speak. The pubic Is also encouraged to submit comments nirough etectronlc means, ema~. by the Internet, through tne mal, or by telephme. Cttll9ns are ercouraged ID use the onllne comment form at httpSJ/www.cheste~.QOYl1231/ Board-Meetings. Alhough the Board of SlC)ervIsors wll endeavoc to accept socll comments ul) to the star. of the meeting, citizens are encouraged to st.Omit ctrnments no later ttal 5:00 p.m. on Jw\arch 25, 2025, to ensure that the comments are provided to the Board of Supervisors prior to the meeting for ttieir cons100ratioo. To obtam a COl)Y of the proposed budget, c,leaSe contact the Clerk to the Board. Any persons wtttl questlms on the accessibilty af the meeting or the nee<! for reastKlillJe accommodationS should contact the Clerk to the Board at 804-748-1200. Persons needing interpreter services must notify tile Clerk to the Board no leterthan March 21, 2025. --~ ....... -----Central Virginia Transportation Authority (CVTA) Debt Reserves/Project Balances General Fund (Pay-Go) Slateand-ral Stormwater Funds Vehicle Reglstra1ion Fee Otller SCflools General Flftl Utilltles;97;0 iiii' • • nn. i111i .............. Alrpon Community Development Human services Ulnries Mi!p' Maintenance Parks and ReaeatJon Publ~ Sale!} Technology SCflools Ut1lit1es -&ttlllii iiiiiioi:i&. CHESlERFELD COUNTY PROPOSED BUDGET FOR THE FISCAL !EAR ENOIIG JIIE 30, 2026 fflllllMIIIII ......... $50,639.500 645.497.500 13.3B5.500 142.887.600 54.407,000 24.140.000 42.968.BOO 367.301,300 52.299,100 654,265.000 ......... ............. $23.685.000 187,183.000 19,005,000 32.668.300 100.504.100 24.595.300 4B.505.200 16,000,000 602.580.400 --The Board of Supervisors of Chesterfiekl Col.lrty wll on Wefflesday, March 26, 2025 at 6.20 p.m. ln the Chesterfleld County Public Meeting Room at 10001 Iron Bridge Roed, hold a plillic heari'lg for informative and fiscal planning purposes to consider the County Administrator's Proposed FY2026 Budget The Boat! of Supervisors will allow the public an Ol)portunity ID speak. Tlle pubic is also encouraged to submit comments through electronic means, emall, by the internet, through the mail. or by teleph<118. Crttzens are encouraged to use the online comment form at https:l/www.cheste~.gov/i231/ Board-Meetings. Atlhough the Board of SupervlSCKS wil endeavor to accept Stich comments up to the st.wt of the meeting, citizens are encouraged to slbmit comments no later than 5:00 p.m. on March 25, 2025, to ensure that the comments are provided ID the Board of Supervisors prior to the meeting for their consiOOration. To obtain a copy of the proposed budget, ~ rootact the Clerk ID the Board. Any persons with questions on the accessibilty ot the meeting or the need for reasonable acco1T111octations shoukl contact the Clerk to the Board at 804-748-1200. Persons needing interpreter services must notify the Clerk to the Board no later than Marcil 21. 2025. CNNlltillld .... --...... Real Estate Taxes Personal Prcperty Other General Property Taxes Other Local Taxes Permits, Fees, etc. Charges for Services Miscellaneous and Recovered Costs state and Federal Fooding Other Financing Sources Use of Money and Proper!'/ Healthcare Contri>utions Beginning Fund Bance _......_. ____ *Not inclusive of $546,538,500 m interfund transfers. Clladllllllilld ....... ....,...,_., General GOYemment Administration of Justice Publ~ Safety P\Jbl~Wort<s HeMthandWeHare Parks, Recreation. Cultural Community Develol)ment Education UtilityServlC8S Debt Service Program Contilgencles Transfer kl Other Funos Healthcare Contributions Ending Food Balance FYIIIIII $593,663.000 119,500.400 2B.691.600 182.149.100 31.!l00.200 ?B6.492.BOO 14.013.700 756.449.900 27.416.400 39.646.BOO 322.347.000 ....... moze $106.980.100 17.57B,700 295.264,200 77.215,900 143.729.900 37,701,500 46.943,700 999,50B.BOO 456.590,000 126.466.900 1B.000.000 34,743,400 39,646.BOO ................. ... .... "Plus encumbraOCes earned forward in all funds in an amount not to elCceed $150 million, which w1I l>e re-appropriated into the fiscal year begmnmg J~1, -.": ► j Page 57 of 397
IUcl}monb atimes-ilispatcl}
Advertising Affidavit
COUNTY OF CHESTERFIELD
BOARD OF SUPERVISORS
P.O. BOX40
9901 LORI RD.
CHESTERFIELD, VA 23832
Date Category
03/26/2025 Any-Main
Description
300 E. Franklin Street
Richmond, Virginia 23219
(804) 649-6208
Ad Size
PROPOSED REAL PROPERTY TAX INCREASE 3 x 0.00 IN
Publisher of the
Richmond Times-Dispatch
Account Number
3005440
Date
March 18, 2025
Total Cost
775.16
This is to certify that the attached PROPOSED REAL PROPERTY TA
was published by the Richmond Times-Dispatch, Inc. in the City of
Richmond, State of Virginia, on the following dates:
03/18/2025
The First insertion being given... 03/18/2025
Newspaper reference: 0001516503
~Lc:L
Notary Public
State of Virginia
County of Hanover
My Commission expires
THIS IS NOT A BILL. PLEASE PAY FROM INVOICE. THANK YOU
Page 58 of 397
...
Legal Notices
NOTICE OF PROPOSED REAL PROPERTY TAX INCREASE
The County of Chesterfield proposes to increase property tax levies.
1. Assessment Increase: Total assessed value of real property, excluding additional
assessments due to new construction or improvements to property, exceeds last year's
total assessed value of real property by 6.58 percent.
2. Lowered Rate Necessary to Offset Increased Assessment: The tax rate which would
levy the same amount of real estate tax as last year, when multiplied by the new total
assessed value of real estate with the exclusions mentioned above, would be $0.86 per
$100 of assessed value. This rate will be known as the "lowered tax rate."
3. Effective Rate Increase: Chesterfield County proposes to adopt a tax
rate of $0.89 per $100 of assessed value. The difference between the
lowered tax rate and the proposed rate would be $0.03 per $100, or 3.49
percent. This difference will be known as the "effective tax rate increase."
Individual property taxes may, however, increase at a percentage greater than or less
than the above percentage.
4. Proposed Total Budget Increase: Based on the proposed real property tax rate and changes
in other revenues, the total budget of Chesterfield County will exceed last year's by 17 .97
percent. Of the total budget increase, Utilities accounts for 12.16 percentage points. The
General Fund budget accounts for 1.65 percentage points, Schools accounts for 3.70
percentage points, and other funds account for the remaining 0.46 percentage points.
A public hearing on the increase will be held on Wednesday, March 26, 2025 at 6:05 p.m.
at the Chesterfield County Public Meeting Room at 10001 Iron Bridge Road.
The public is encouraged to submit comments through electronic means, email, by the
internet, through the mail, or by telephone. Citizens are encouraged to use the online
comment form at https://www.chesterfield.gov/1231/Board-Meetjngs. Although the Board
of Supervisors will endeavor to accept such comments up to the start of the meeting,
citizens are encouraged to submit comments no later than 5:00 p.m. on March 25, 2025,
to ensure that the comments are provided to the Board of Supervisors prior to the meeting
for their consideration. To obtain a copy of the referenced items, please contact the Clerk
to the Board.
Any persons with questions on the accessibility of the meeting or the need for reasonable
accommodations should contact the Clerk to the Board at 804-7 48-1200. Persons
needing interpreter services for the deaf must notify the Clerk to the Board no later than
March 21, 2025.
Page 59 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 10.A.
Subject:
24SN1278 - Baez Recreational Vehicle Parking - Clover Hill
Board Action Requested:
Summary of Information:
Attachments:
1. 24SN1278-2025MAR26-BOS-RPT
2. 24SN1278 - PP
3. 24SN1278 - Disclosure
Preparer:
Approved By:
Page 60 of 397
Baez Recreational Vehicle Parking Exception 24SN1278 Page 1 of 11
24SN1278 – Baez Recreational Vehicle
Parking Exception
Magisterial District – Clover Hill
Applicant – Jesse and Erica Baez (804-570-7473)
BOS Public Hearing – March 26, 2025
Time Remaining 12 Months
Case Manager
Haley Gibson
(804-748-1071)
Request
Conditional Use
To permit the parking and storage of a recreational vehicle
outside of the rear yard.
Planning Commission Recommendation
Approval
Staff Recommendation
Approval
The Property
11720 Edenberry Drive
Site Size
0.62 Acre
Comprehensive Plan –
Land Use Designation
Suburban Residential II
Plan Area
County Wide Plan
Figure 1: Aerial of Request Area – Click Image for Link to GIS
Figure 2: Area Map of Request & Land Use Plan Map
The applicant is requesting conditional use to permit the continued parking of one (1) recreational vehicle (camper)
outside of the rear yard in a Residential (R-15) District.
PLANNING COMMISSION – APPROVAL
STAFF – APPROVAL
The location of the drain field and significant slope of the rear yard prevents the recreational vehicle from being parked
and stored in the rear yard. To mitigate the visual appearance of the recreational vehicle parked next to the house and
behind the front plane of the home the applicant is proposing landscaping along the driveway, which will provide
additional screening from the right of way.
NOTES FOR THE PLANNING COMMISSION AND BOARD OF SUPERVISORS
1. Conditions may be imposed.
2. Conditions and a conceptual layout plan are identified in this report.
3. Staff recommends the conditions identified in this report.
Summary of Proposal
Recommendations
Page 61 of 397
Baez Recreational Vehicle Parking Exception 24SN1278 Page 2 of 11
Summary of Proposal .............................................................................................................................................................. 1
Recommendations .................................................................................................................................................................. 1
Table of Contents .................................................................................................................................................................... 2
Planning................................................................................................................................................................................... 3
Current Zoning Map ................................................................................................................................................................ 5
Supplemental Analysis ............................................................................................................................................................ 6
Community Enhancement .................................................................................................................................................. 6
Environmental Engineering ................................................................................................................................................. 6
Fire & Emergency Medical Services .................................................................................................................................... 6
Police ................................................................................................................................................................................... 6
Transportation - County Department of Transportation .................................................................................................... 6
Transportation - Virginia Department of Transportation ................................................................................................... 6
Utilities – Water and Wastewater ...................................................................................................................................... 6
Community Engagement & Public Hearings ........................................................................................................................... 7
Conditions ............................................................................................................................................................................... 8
Conceptual Layout Plan – Exhibit A ........................................................................................................................................ 9
Photo of Recreational Vehicle – Exhibit B ............................................................................................................................. 10
Case Contacts ........................................................................................................................................................................ 11
Table of Contents
Page 62 of 397
Baez Recreational Vehicle Parking Exception 24SN1278 Page 3 of 11
Comprehensive Plan – Land Use Plan Designation
The Comprehensive Plan designates the Property for Suburban Residential II, which suggests the Property is appropriate
for residential development at a maximum density of 2.0 to 4.0 dwellings per acre.
Proposal
The property is located within the Stonehenge Subdivision and the existing dwelling on site was built in 2002. The
applicants have owned the property since 2023 and have been parking a recreational vehicle (a camper thirty-three (33)
feet in length) without zoning approval since June of 2024. A photo of the recreational vehicle is reflected in Exhibit B. In
September of 2024, Community Enhancement received a complaint regarding the recreational vehicle being parked
outside of the rear yard on the Property. The Zoning Ordinance permits the parking and storage of recreational vehicles
within a residential district with restrictions, among them being a requirement that they be in the rear yard with minimum
setbacks of five (5) feet from the interior side property lines and ten (10) feet from the rear property line.
Figure 3 – Conceptual layout of the Property reflecting proposed parking location of camper and landscaping.
The proposed parking and storage location of the camper is depicted above and Exhibit A. This new parking and storage
location of the recreational vehicle is behind the front plane of the dwelling (as shown by red line). In addition, the
conceptual layout plan also reflects the proposed landscaping of five (5) Inkberry Holly shrubs. The proposed parking
location and screening measures will lessen potential visual impacts of the recreational vehicle from adjacent property
and roadway.
Planning
Page 63 of 397
Baez Recreational Vehicle Parking Exception 24SN1278 Page 4 of 11
Figure 4 – View of the Property from Edenberry Drive showing the dwelling and existing landscaping.
Based on the relocation of the parking and storage area and screening measures, as conditioned, staff supports the
request. Adverse impacts of the camper have been mitigated to lessen the visual impact on adjacent and nearby
properties. Recommended conditions of approval are contained in this report and include non-transferable ownership,
maximum size of vehicle, parking location, and required screening. As conditioned this request is no less beneficial to
adjoining property owners and remains consistent with existing residential development in the area.
Page 64 of 397
Baez Recreational Vehicle Parking Exception 24SN1278 Page 5 of 11
Current Zoning Map
Page 65 of 397
Baez Recreational Vehicle Parking Exception 24SN1278 Page 6 of 11
No comment on this request.
No comment on this request.
Service Area
The Courthouse Fire Station, Company Number 20
Additional Information
This request will have minimal impacts on Fire & Emergency Medical Services.
Division Beat District
Swift Creek 14 Colver Hill
Additional Information
This request is anticipated to have minimal impacts on Police.
This request will have no impact on the transportation network.
The Virginia Department of Transportation (VDOT) has reviewed Case 24SN1278 for a conditional use to permit a thirty-
three (33) foot recreational vehicle to be parked outside the rear year in a Residential (R-15) District. This request does
not appear to impact VDOT-maintained rights-of-way; VDOT offers no comment at this time.
1. The request does not impact the Utilities Department.
2. The Utilities Department supports the request.
Supplemental Analysis
Community Enhancement
Environmental Engineering
Fire & Emergency Medical Services
Police
Transportation - County Department of Transportation
Transportation - Virginia Department of Transportation
Utilities – Water and Wastewater
Page 66 of 397
Baez Recreational Vehicle Parking Exception 24SN1278 Page 7 of 11
Community Meetings
A virtual community meeting was held for this case on December 3rd, 2024. Two (2) citizens attended, and topics of
discussion included the following:
1. Visual impacts of the recreational vehicle
2. Property value
3. Relocation of the recreational vehicle
4. Screening measures
Planning Commission
2/18/2025 Citizen Comments: Twelve (12) citizens spoke to this request. Seven (7) spoke in support of the request,
and five (5) spoke in opposition of the request.
During the citizen comment period, two petitions were discussed. A citizen who came to speak against
the request presented a petition signed by community members who are opposed to the request. The
second petition was presented by the applicants which contained signatures of support for the request.
All Commissioners received copies of both petitions during the public hearing.
Recommendation: APPROVAL WITH CONDITIONS
Motion: Hardin Second: Petroski
AYES: Petroski, Sloan, Hardin, Hylton, Owens
Community Engagement & Public Hearings
Page 67 of 397
Baez Recreational Vehicle Parking Exception 24SN1278 Page 8 of 11
Staff Note: Both the Planning Commission and Staff recommend the following conditions:
1. Non-Transferable Ownership. This conditional use approval shall be granted exclusively to Jesse and
Erica Baez and shall not be transferable nor run with the land. (P)
2. Use. This conditional use approval shall be for the parking of one (1) recreational vehicle having no more
than two (2) axels and no greater than thirty-three (33) feet in length. (P)
3. Landscaping. Five (5) Inkberry Holly shrubs shall be installed eight (8) feet apart as generally illustrated
on Exhibit A within sixty (60) days of approval (P).
4. Parking Location. The recreational vehicle shall be parked on the property in the location as generally
shown on Exhibit A. (P)
Conditions
Page 68 of 397
Baez Recreational Vehicle Parking Exception 24SN1278 Page 9 of 11
Conceptual Layout Plan – Exhibit A
Page 69 of 397
Baez Recreational Vehicle Parking Exception 24SN1278 Page 10 of 11
Photo of Recreational Vehicle – Exhibit B
Page 70 of 397
Baez Recreational Vehicle Parking Exception 24SN1278 Page 11 of 11
Applicant
Applicant’s Contact:
Jesse and Erica Baez (804-570-7473)
jbaez@brooksbaez.com
District Planning Commissioner
Elizabeth Hardin (804-768-7341)
hardine@chesterfield.gov
Staff
Planning Department Case Manager: Haley Gibson (804-748-1071) gibsonha@chesterfield.gov
Budget & Management: David Oakley (804-706-2586) oakleyd@chesterfield.gov
Community Enhancement: Ted Barclay (804-748-1802) barclayt@chesterfield.gov
Environmental Engineering: Douglas Miles (804-768-7797) milesd@chesterfield.gov
Fire & Emergency Medical Services: Anthony Batten (804-717-6167) battena@chesterfield.gov
Libraries: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Parks & Recreation: Stuart Connock (804-751-4484) connocks@chesterfield.gov
Police: Jim Eicher (804-318-8693) eicherj@chesterfield.gov
Schools: David Oakley (804-706-2586) oakleyd@chesterfield.gov
Transportation - County Department of Transportation: Steve Adams (804-751-4461)
adamsst@chesterfield.gov
Transportation - Virginia Department of Transportation: Dustin Dunnagan (804-674-2384)
dustin.dunnagan@vdot.virginia.gov
Utilities: John Melis (804-751-4778) melisj@chesterfield.gov
Case Contacts
Page 71 of 397
24SN1278 – Clover Hill
Conditional use to permit the parking and storage of a
recreational vehicle outside the rear yard in a Residential
(R-15) District.
Baez Recreational Vehicle Parking Exception
Case 24SN1278, in the Clover Hill Magisterial District, Baez Recreational
Vehicle Parking Exception, is a request for conditional use to permit the
parking of one (1) recreational vehicle outside of the rear yard in a
Residential (R-15) District.
1Page 72 of 397
24SN1278 - Overview
1. Conditional use to permit
the parking and storage
of one recreational
vehicle outside of the rear
yard
2. Planning Commission
and Staff recommend
approval
Overview Slide.
2Page 73 of 397
24SN1278 – Zoning Map
The Property contains 0.62 acres and is zoned Residential (R-15). Adjoining
properties are also zoned Residential (R-15).
3Page 74 of 397
24SN1278 – Aerial & Land Use Plan Map
The first image on the left shows the Property as being occupied by an
existing single family dwelling within the Stonehenge subdivision. Area
properties around this proposal are residential in nature and developed
with single family dwellings.
The second image on the right shows the Comprehensive Plan’s land use
designation map. The Plan designates the Property for Suburban
Residential II, which suggests the Property is appropriate for residential
development at a maximum density of 2.0 to 4.0 dwelling units per acre.
4Page 75 of 397
24SN1278 –Streetview and Recreational Vehicle
The first image on the left reflects a street view of the Property from
Edenberry Drive including existing landscaping.
The second image on the right reflects a photo of the camper the
applicants are proposing to store on site, which is thirty-three feet in
length.
5Page 76 of 397
24SN1278 – Conceptual Layout Plan
The property is located within the Stonehenge Subdivision and the existing dwelling on
site was built in 2002. The applicants have owned the property since 2023 and have
been parking a recreational vehicle without zoning approval since June of 2024. The
Zoning Ordinance permits the parking and storage of recreational vehicles within a
residential district with restrictions, among them being a requirement that they be in
the rear yard with minimum setbacks of five (5) feet from the interior side property
lines and ten (10) feet from the rear property line.
Initially, the applicants were proposing to park the RV in the middle of their driveway,
approximately 80 feet off Edenberry Drive. After working with staff, the applicants have
agreed to relocate the proposed parking location of the RV to the area shown on this
slide, which is approximately 120 feet from Edenberry Drive, behind the front plane of
the home (as shown by the dashed red line), and inline with the dwelling. The new
proposed parking location is further off the roadway and creates a sense of uniformity
for the property by being in line with the dwelling. Also, the applicants have agreed to
additional landscaping of five Inkberry Holly Shrubs as shown on the conceptual layout
plan to lessen visual impacts of the RV as you are driving down Edenberry Drive.
6Page 77 of 397
24SN1278 - Recommendations
1. Planning Commission – Approval
2. Staff – Approval
Based on the relocation of the parking and storage area and screening
measures, as conditioned, staff supports the request. Adverse impacts of
the camper have been mitigated to lessen the visual impact on adjacent
and nearby properties. Recommended conditions of approval are
contained in this report and include non-transferable ownership,
maximum size of vehicle, parking location, and required screening.
As such, Planning Commission and Staff recommend approval of this
request, and I am available for questions (as is the applicant).
7Page 78 of 397
24SN1278 – Zoning Map
End of presentation.
8Page 79 of 397
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CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 10.B.
Subject:
23SN0035 - Rockwood Shopping Center - Clover Hill
Board Action Requested:
Summary of Information:
Attachments:
1. 23SN0035 - Disclosure
2. 23SN0035-2025MAR26-BOS-RPT
3. 23SN0035-PP
Preparer:
Approved By:
Page 82 of 397
and 750686027500000
Union Land & Management Company 481 Carlisle Dr, Herndon VA 20190
(sole member of Union 10000 Hull Street, LLC - see #6 below for the 2 trusts that
own over 10% of Union Land & Management Company)
23SN0035
Page 83 of 397
none
Page 84 of 397
Rockwood Shopping Center 23SN0035 Page 1 of 24
23SN0035 – Rockwood Shopping
Center
Magisterial District – Clover Hill
Agent – Kimberly Lacy (804-956-4696)
BOS Public Hearing – March 26, 2025
Time Remaining 12 Months
Case Manager
Harold Ellis
(804-768-7592)
Request
Rezoning &
Conditional Use Planned Development
A restaurant with drive-thru service is planned.
Planning Commission Recommendation
Approval
Staff Recommendation
Approval
The Property
9930 and 10000 Hull Street Road
Site Size
1.34 Acres
Comprehensive Plan –
Land Use Designation
Community Mixed Use
Plan Area
Rockwood Special
Focus Area Plan
Figure 1: Aerial of Request Area – Click Image for Link to GIS
Figure 2: Area Map of Request & Land Use Plan Map
The applicant is proposing to rezone the subject property from Agricultural (A) and Community Business (C-3) to
Community Business (C-3) with conditional use planned development to permit exceptions to ordinance requirements.
A restaurant with drive-thru service is planned. Exceptions to Ordinance requirements include building and parking
setbacks.
The Property is located within the Rockwood Special Focus Area Plan, which was adopted in April 2021.
Summary of Proposal
Page 85 of 397
Rockwood Shopping Center 23SN0035 Page 2 of 24
PLANNING COMMISSION - APPROVAL
STAFF - APPROVAL
The request is consistent with the Comprehensive Plan’s land use designation of Community Mixed Use. The proposal
offers an infill development opportunity adjacent to the existing Rockwood Plaza and Rockwood Park. The applicant has
offered architectural design and landscaping and pedestrian connections that are consistent with the architectural design
criteria for the Rockwood Special Focus Area and will result in no adverse impacts for adjacent or nearby properties.
NOTES FOR THE PLANNING COMMISSION AND BOARD OF SUPERVISORS
1. Conditions may be imposed, or the property owner may proffer conditions.
2. Proffered conditions, Textual Statement, conceptual plan and conceptual elevations have been submitted by the
applicant.
3. Both the Planning Commission and Staff recommend acceptance of the proffered conditions agreed to by the
applicant within this report.
Recommendations
Page 86 of 397
Rockwood Shopping Center 23SN0035 Page 3 of 24
Summary of Proposal .............................................................................................................................................................. 1
Recommendations .................................................................................................................................................................. 2
Table of Contents .................................................................................................................................................................... 3
Planning................................................................................................................................................................................... 4
Current Zoning Map ................................................................................................................................................................ 8
Supplemental Analysis ............................................................................................................................................................ 9
Community Enhancement .................................................................................................................................................. 9
Environmental Engineering ................................................................................................................................................. 9
Fire & Emergency Medical Services .................................................................................................................................... 9
Police ................................................................................................................................................................................... 9
Transportation - County Department of Transportation .................................................................................................. 10
Transportation - Virginia Department of Transportation ................................................................................................. 10
Utilities – Water and Wastewater .................................................................................................................................... 11
Community Engagement ...................................................................................................................................................... 12
Proffered Conditions (2/3/2025) .......................................................................................................................................... 13
Textual Statement (2/3/2025) .............................................................................................................................................. 15
Proposed Layout Plan – Exhibit A ......................................................................................................................................... 17
Proposed Conceptual Elevations – Exhibit B......................................................................................................................... 18
Case Contacts ........................................................................................................................................................................ 22
Appendix ............................................................................................................................................................................... 23
Fire & Emergency Medical Services .................................................................................................................................. 23
Table of Contents
Page 87 of 397
Rockwood Shopping Center 23SN0035 Page 4 of 24
Zoning History
13SN0140: Approved (1/2013)
Rezoning to Community Business (C-3) permitting commercial development on the subject property. Conditions of
approval addressed access, roadway improvements, architectural standards, and signage. This rezoning encompassed
the eastern .7 acre parcel of the subject property.
Comprehensive Plan – Land Use Plan Designation
The Plan suggests Community Mixed Use within the Rockwood Special Focus Area Plan. This designation recommends
an integrated, even mix of higher-density residential development with community serving commercial uses, in a town
center like setting. Densities should fit the context of surrounding development and have appropriate transitions. These
developments are generally more intensely developed than Residential Mixed Use, and less intense than Regional Mixed
Use areas. The following uses are appropriate: Commercial uses are those that serve community-wide trade areas. Such
uses generally attract customers living or working within an approximate radius of 5 miles. Typical uses could include
large grocery stores, department stores, home centers, limited repair services or other uses that provide goods and
services that are purchased on a less frequent basis than those uses in Convenience or Neighborhood Business areas.
Limited outside storage and display may occur as accessory to the primary uses. Automobile-oriented uses such as
automobile and automobile parts sales, automobile repair, car washes, drive-thrus, and gasoline sales should generally
be discouraged in these areas.
Proposal
As stated, the applicant is proposing to rezone the subject property from Agricultural (A) and Community Business (C-3)
to Community Business (C-3) with conditional use planned development to permit exceptions to ordinance
requirements to facilitate the development of a restaurant with drive-thru service. The subject property contains 1.34
acres and is adjacent to existing Rockwood Plaza shopping center and Rockwood Park. As detailed in Exhibit A, a single
point of vehicular access is proposed from Rockwood Plaza shopping center. In addition to the proposed restaurant and
proposed parking, an outdoor patio seating area is provided, as well as a pedestrian connection point for potential
future access to adjacent Rockwood Park. A sidewalk is also proposed along the frontage of the property. The drive-
thru is located adjacent to the building with enhanced landscaping (Proffer 6) to help screen the associated drive areas
from Hull Street. Exceptions to Ordinance requirements are requested in detailed on Page 6 in this report.
Below is an excerpt from the conceptual site plan, illustrating the proposed layout of the site.
Figure 3 – Excerpt from Exhibit A, Conceptual Layout Plan.
Planning
Page 88 of 397
Rockwood Shopping Center 23SN0035 Page 5 of 24
Design
The Rockwood Special Focus Area Plan provides guidance on building design for future development. The Plan indicates
that Urban or Traditional Neighborhood Design standards should be employed to ensure integration of uses and achieve
high-intensity and density development. Flexibility in typical zoning standards should be used to encourage innovative
and creative design and high-quality development. These standards could incorporate a grid of frequently
interconnected roads and alleys, sidewalks and public places having a pedestrian scale with close attention to walking
distances between uses; buildings with shallow setbacks adjacent to sidewalks along roads having on-street parking; and
pedestrian-scale streetscape and streetlight design, signs and other similar features.
Specific details included in the plan area listed below:
Usable entrances along street frontages
Storefront windows along street frontages for commercial/mixed-use buildings
High quality exterior materials such a brick, stone, masonry, glass, standing seem metal and cementitious
siding (HardiePlank and similar products) should be utilized
Materials listed above should be applied on all sides of buildings to avoid inferior façade treatments
Variations of materials, articulation of doors and windows, sculptural or textural relief of facades,
architectural ornamentation, cornice treatment, varied roof lines, or other appurtenances such as
decorative lighting fixtures
Projections such as eaves/overhangs, porches, balconies, terraces, cantilevered bays, awnings, canopies,
lighting fixtures, signage and similar structures are encouraged to enhance aesthetic character
Varying setbacks, step backs and pedestrian pass-throughs to break up facades
Below in an excerpt from the proposed conceptual elevation fronting Hull Street. Key design elements from the Plan
noted above include the storefront street design along the Hull Street frontage, significant masonry materials and four-
sided architecture (as shown on Exhibit B), a variety a type of masonry (brick and stone), sculptural relief (masonry
inlets), as well as design projections and use of canopies on the sides of the building.
Figure 4 – Excerpt from Exhibit B, Conceptual Elevations
Page 89 of 397
Rockwood Shopping Center 23SN0035 Page 6 of 24
Ordinance Exceptions
Conditional use planned development is requested to permit exceptions to ordinance requirements. The table below
outlines the exceptions being requested.
Requirements Ordinance Proposed
A. Building Setbacks (feet) [Note 1] /
Required Perimeter Landscaping
1. Road type
a. Major arterial
b. Other roads
50/K
25/K
Major Arterial Road- a minimum of twenty-
five feet (25’).
Other Roads- a minimum of five feet (5’).
2. Interior side yard
a. Adjacent to A, R, R-TH,
R-MF or MH
b. Adjacent to O, C or I
30/A
30/A or 10/B
Adjacent to A, R, R-TH, R-MF or MH – a
minimum of ten feet (10’).
Adjacent to O, C or I – a minimum of ten
feet (10’).
3. Rear yard
a. Adjacent to A, R, R-TH,
R-MF or MH
b. Adjacent to O, C or I
40/C
40/C or 20/B
Adjacent to A, R, R-TH, R-MF or MH – a
minimum of ten feet (10’).
Adjacent to O, C or I – a minimum of ten
feet (10’).
B. Parking Setbacks (feet) [Note 1] /
Required Perimeter Landscaping
1. Road type
a. Major arterial
b. Other roads
50/K
25/K
Major Arterial Road- a minimum of twenty-
five feet (25’).
Other Roads- a minimum of five feet (5’).
2. Interior side yard
a. Adjacent to A, R, R-TH,
R-MF or MH
b. Adjacent to O, C or I
30/A
30/A or 10/B
Adjacent to A, R, R-TH, R-MF or MH– a
minimum of ten feet (10’).
Adjacent to O, C or I– a minimum of ten
feet (10’).
3. Rear yard
a. Adjacent to A, R, R-TH,
R-MF or MH
b. Adjacent to O, C or I
40/C
40/C or 20/B
Adjacent to A, R, R-TH, R-MF or MH– a
minimum of ten feet (10’).
Adjacent to O, C or I– a minimum of ten
feet (10’).
Page 90 of 397
Rockwood Shopping Center 23SN0035 Page 7 of 24
Staff supports these proposed ordinance exceptions. The exceptions in this request are solely for the purpose of
promoting an integrated plan that is no less beneficial to the occupants of the development and other area properties
than what would be obtained with the requirements of the Zoning Ordinance.
The proposal offers a high-quality, well-planned development that provides adequate transition to existing area and
development and offers supporting neighborhood uses that enhance the quality of life for future residents within the
community. The exceptions will allow the development of the subject property to be consistent with the Rockwood
Special Focus Area Plan, by allowing the restaurant with drive-thru to be located closer to Hull Street, creating more of a
pedestrian streetscape than would be created by Ordinance setback requirements. Further, in addition to the building
being constructed closer to Hull Street, parking and setback exceptions allow the building to be constructed closer to the
western property line of the site, creating additional space for the drive-thru to be constructed adjacent to the building,
and reducing its visibly from Hull Street.
Page 91 of 397
Rockwood Shopping Center 23SN0035 Page 8 of 24
Current Zoning Map
Page 92 of 397
Rockwood Shopping Center 23SN0035 Page 9 of 24
No comment on this request.
No comment on this request.
Service Area
The Manchester Volunteer Rescue Squad Fire Station, Company Number 24
Community Fire Protection Capabilities Assessment*
Insurance Service Office (ISO) Public Protection Classification (PPC) Class 2
Anticipated Impacts On Fire & EMS
Call Load in Immediate Service Area During Previous Fiscal Year 2636
Projected Calls Generated Yearly by Proposed Development N/A
(commercial)
Projected Call Load Increase in Immediate Service Area by Proposed Development N/A
Drive And Response Times
Response Zone/Response Time Goal* Urban / 7
Minutes
Road Miles from Closest Fire Station 0.8 miles
Estimated Drive Time from Closest Fire Station1 3:00 minutes
Estimated Response Time for First Unit on Scene2 6:00 minutes
Planned Capital Facility Improvements
Additional Information
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.
*Additional information relative to Fire & Life Safety’s Mission and Service Profile, Community Fire
Protection Capabilities Assessment, and Response Time Goals can be found in the Appendix.
1 Drive-time estimates are exclusive of potential delays due to weather, traffic, or blockage of response routes.
2 Estimates assume response units and personnel are in the station and available to respond at the time of an incident and include 1 min
30 sec for 911 call processing and dispatch, and up to 1 min 30 sec for firefighter turnout.
Division Beat District
Falling Creek 61 Clover Hill
Additional Information
This request is anticipated to have minimal impacts on Police.
Supplemental Analysis
Community Enhancement
Environmental Engineering
Fire & Emergency Medical Services
Police
Page 93 of 397
Rockwood Shopping Center 23SN0035 Page 10 of 24
The applicant is proposing to rezone the property to Community Business (C-3) to facilitate the development of a
restaurant with drive-thru service. Applying trip generation rates for a fast-food with drive-thru, development could
generate approximately 2,000 average daily trips (ITE 11th Edition). The Comprehensive Plan, which includes the
Thoroughfare Plan, identifies county-wide transportation needs that are expected to mitigate traffic impacts of future
growth. The anticipated traffic impact of the proposal has been evaluated and recommendations are detailed in the
chart below. The traffic impact of this request will be addressed through road improvements.
Recommendation Applicant’s
Proposal
Vehicular Access: No direct vehicular access to/from Hull Street Road (Route 360). (Access to/from the
property will be provided from the existing off-site vehicular access through the existing shopping center.) Proffered
Condition 7
Road Improvements (prior to issuance of any certificate of occupancy on the Property):
Construction of a separate right turn lane at the existing Route 360 access located west of the Property.
Construction of a VDOT standard sidewalk along the entire Property frontage along Route 360.
Dedication of additional right-of-way and/or easements required for the road improvements.
Proffered
Condition 8
Upcoming Road Projects:
Route 360/Courthouse Road Mini Pedestrian Improvements: Federal funds will be used to construct a sidewalk along
Route 360 eastbound between Courthouse Road and the Shoney’s entrance and install a pedestrian signal for
pedestrians to cross Courthouse Road. The construction contract was advertised for bids. Bids are being reviewed for
contract award. The contract allows a 90-day construction duration with a flexible start date between March 1, 2025,
and September 1, 2025. The notice to proceed is pending.
Route 360/Courthouse Road Median U-Turn Intersection Improvement: State and local Revenue Sharing funds are
being used to construct a median U-turn intersection for the Route 360/Courthouse Road intersection to improve safety
and operations. The proposed improvement will increase the green time for through traffic on Route 360 by combining
turning movements on Courthouse Road. Left turns will be combined with right turns, making U-turns at the next
signalized intersection. In addition to improving operations, the proposed intersection improvement will reduce conflict
points (areas for potential crashes) and improve safety. The proposed project includes the construction of sidewalks
between Oxbridge Road and Rockwood Square Shopping Center/Hardee’s. Signalized pedestrian crossings will be
included at Oxbridge Road, Rockwood Square Shopping Center/Hardee’s, and Courthouse Road. VDOT is administering
the project. No schedule for construction has been set at this time.
The Virginia Department of Transportation (VDOT) has reviewed Case 23SN0035 to rezone the property the property to
Community Business (C-3) with conditional use planned development. The concept plan indicates the use of the existing
drive aisle into the Rockwood Plaza from Hull Street Road while proffer Condition eight (8) requires the extension of the
existing turn lane. The proposed improvements will require a land use permit for work within VDOT maintained right of
way (ROW) and must be designed to VDOT standards. Pedestrian improvements within ROW shall comply with PROWAG
and VDOT standards. Any improvements to public roads under VDOT maintenance shall be in accordance with the
requirements of the VDOT Road Design Manual for the functional classification and design speed of the road. Any right-
of-way dedication required along US Route 360 shall be donated directly to the Commonwealth of Virginia through
VDOT. Any proposed street trees within VDOT maintained ROW will need to comply with clear zone and landscaping
requirements detailed in Appendix A1 and Appendix B1 of the VDOT Road Design Manual.
Transportation - County Department of Transportation
Transportation - Virginia Department of Transportation
Page 94 of 397
Rockwood Shopping Center 23SN0035 Page 11 of 24
1. The subject property is located within a mandatory water and wastewater connection are for non-residential
development.
2. The applicant has proffered connection to the public water and public wastewater systems.
3. The applicant has been advised that the existing sanitary sewer to the west of the subject property is
approximately 5.5 feet deep and which may present challenges extending the gravity sewer to the subject
property due to topography and potential conflicts with an existing 15 inch stormwater pipe.
4. The Utilities Department supports this request.
Utilities – Water and Wastewater
Page 95 of 397
Rockwood Shopping Center 23SN0035 Page 12 of 24
Community Meetings
1/28/2025 – A virtual community was scheduled but was subsequently canceled as no RSVP’s to attend the meeting
were received.
Planning Commission
2/18/2025: Citizen Comments: No citizens spoke to this request.
Recommendation: Approval with conditions.
Motion: Hylton Second: Sloan
AYES: Petroski, Sloan, Hardin, Hylton, Owens
Community Engagement & Public Hearing
Page 96 of 397
Rockwood Shopping Center 23SN0035 Page 13 of 24
Staff Note: Both the Planning Commission and Staff recommend approval with the following proffered conditions:
The Owner-Applicant in this rezoning Case 23SN0035 pursuant to Section 15.2-2298 of the Code of Virginia (1950 as
amended) and the Zoning Ordinance of Chesterfield County, Virginia (the “County”), for itself and its successor or
assigns, proffers that the development of approximately 1.342 total acres with Chesterfield County Tax Identification
Numbers 749686937100000 (0.682 acres, 10000 Hull Street Road) and 750686027500000 (0.66 acres, 9930 Hull Street
Road)(collectively, the “Property”) will be developed as set forth below; however, in the event the request is denied or
approved with conditions not agreed to by the Owner-Applicant, these proffers shall be immediately null and void and
of no further force or effect.
The Applicant hereby proffers the following conditions applicable to the Property:
1. Master Plan. The Textual Statement dated February 3, 2025, shall be considered the Master Plan for the
Property. (P)
2. Exhibits. These proffers shall include the following exhibits which by this reference are made a part hereof:
a. Exhibit A – restaurant with drive thru conceptual plan entitled, “OUTLOT ROCKWOOD PLAZA,
CONCEPTUAL LAYOUT PLAN” prepared by RK&K and Fall Line dated February 3, 2025 (“Conceptual
Plan”). Development of the Property shall generally conform to the Conceptual Plan with respect to
building layout, drive areas, parking areas, pedestrian elements, and other improvements shown on the
Conceptual Plan. The Conceptual Plan is conceptual in nature and may vary based on the final site plan
depending on the final soil studies, grading, RPA lines, building footprints, other engineering reasons or
as otherwise approved by the Planning Director at the time of plans review.
b. Exhibit B – restaurant with drive thru conceptual elevations entitled, “Conceptual Elevation for:
Rockwood Shopping Center – Potential Drive Thru” prepared by The M Group dated November 19, 2024
(the “Conceptual Elevations”). (P)
3. Utilities. Public water and wastewater systems shall be used. (U)
4. Architectural Standards and Building Materials.
a. Architectural styles of buildings, including materials, color and style, shall be compatible with buildings
located in the Rockwood Plaza Shopping Center (County Tax Parcel ID 749686708700000), as reviewed
and approved by the Planning Department in conjunction with site plan review. Restaurant with drive
thru building on the Property shall generally be compatible with respect to the building materials and
architectural style shown on the Conceptual Elevations attached hereto as Exhibit B, with the
appearance of fenestration and architectural articulation as shown on such elevations.
b. The exterior portions of the wall surfaces of any building on the Property, excluding windows, doors,
gables and architectural design features, shall consist of a minimum of 75% masonry material (brick,
stone, cultured stone, cultured stone veneer or brick veneer). Other materials may include glass and
cementitious siding (HardiePlank and similar products). Architectural metal wall panels and EFIS may be
used as an accent material only, however, EIFS within six feet (6’) of the ground is prohibited. (P)
Proffered Conditions (2/3/2025)
Page 97 of 397
Rockwood Shopping Center 23SN0035 Page 14 of 24
5. Mechanical Unit; Trash Facilities Screening. Any mechanical units placed on the rooftops of buildings shall be
screened by architectural features which are compatible with building façade architecture. Any ground mounted
mechanical units and trash collection/compactor facilities (not including convenience cans) shall be screened by
a fence, landscaping, or architectural features which are compatible with the building façade architecture, or a
combination of the foregoing. Screening shall be designed to block such mechanical units and trash facilities
from view by persons on any public streets. The specific method of screening shall be approved by the Planning
Director at the time of plans review. (P)
6. Landscaping. One and a half times (1.5x) Perimeter Landscaping C shall be required along the Property frontage
along Hull Street Road, with a continuous hedge row to be provided along the drive thru curve fronting Hull
Street Road. At the time of site plan review, if utilities or setbacks conflict with landscaping, alternative
landscaping may be provided as approved by the Planning Director. (P)
7. Access. There shall be no direct vehicular access to/from the Property to/from Hull Street Road (Route 360). (T)
8. Road Improvements. Prior to issuance of any certificate of occupancy on the Property, the following road
improvements shall be completed, as determined and approved by the Transportation Department:
a. Construction of additional pavement along the westbound lanes of Hull Street Road (Route 360) to
provide a separate right turn lane at the existing Hull Street Road (Route 360) access located west of the
Property (located on GPIN 749-686-7087).
b. Construction of a Virginia Department of Transportation standard sidewalk along the entire Property
frontage along Hull Street Road (Route 360).
c. Dedication to the County, free and unrestricted, of any additional right of way and/or easements
required for the road improvements identified above. (T)
9. Lighting. Owner shall illuminate parking areas and sidewalks adjacent to building(s) with full cut-off, minimum 70
CRI-rated LED luminaires with a minimum maintained illumination level of 2.0 foot-candles, as measured at
grade. (P)
Page 98 of 397
Rockwood Shopping Center 23SN0035 Page 15 of 24
Request for rezoning from A and C-3 to C-3 with Conditional Use Planned Development to modify development standards
relative to parking and building setbacks and buffers on 1.342 total acres with Chesterfield County, Virginia (“County”) Tax
Identification Numbers 749686937100000 (0.682 acres, 10000 Hull Street Road) and 750686027500000 (0.66 acres, 9930
Hull Street Road) (collectively, the “Property”) all as set forth in this Textual Statement.
1. Conditional Use Planned Development. Development of the Property shall comply with the C-3 Community
Business District (“C-3 District”) required standards and conditions set forth in the County Zoning Ordinance as
outlined herein.
a. Uses. Those uses permitted by right, as accessory uses, or with restriction in the C-3 District shall be
permitted on the Property, subject to the following standards and conditions:
i. Building and Parking Required Conditions
Modification of Route 360 East Established Commercial Area B, Village Center and Corridor Focus
Building and Parking Required Conditions
Requirements Ordinance Proposed
A. Building Setbacks (feet) [Note 1] /
Required Perimeter Landscaping
4. Road type
a. Major arterial
b. Other roads
50/K
25/K
Major Arterial Road- a minimum of twenty-
five feet (25’).
Other Roads- a minimum of five feet (5’).
5. Interior side yard
a. Adjacent to A, R, R-TH,
R-MF or MH
b. Adjacent to O, C or I
30/A
30/A or 10/B
Adjacent to A, R, R-TH, R-MF or MH – a
minimum of ten feet (10’).
Adjacent to O, C or I – a minimum of ten
feet (10’).
6. Rear yard
a. Adjacent to A, R, R-TH,
R-MF or MH
b. Adjacent to O, C or I
40/C
40/C or 20/B
Adjacent to A, R, R-TH, R-MF or MH – a
minimum of ten feet (10’).
Adjacent to O, C or I – a minimum of ten
feet (10’).
B. Parking Setbacks (feet) [Note 1] /
Required Perimeter Landscaping
4. Road type
a. Major arterial
50/K
Major Arterial Road- a minimum of twenty-
five feet (25’).
Textual Statement (2/3/2025)
Page 99 of 397
Rockwood Shopping Center 23SN0035 Page 16 of 24
b. Other roads
25/K Other Roads- a minimum of five feet (5’).
5. Interior side yard
a. Adjacent to A, R, R-TH,
R-MF or MH
b. Adjacent to O, C or I
30/A
30/A or 10/B
Adjacent to A, R, R-TH, R-MF or MH– a
minimum of ten feet (10’).
Adjacent to O, C or I– a minimum of ten
feet (10’).
6. Rear yard
a. Adjacent to A, R, R-TH,
R-MF or MH
b. Adjacent to O, C or I
40/C
40/C or 20/B
Adjacent to A, R, R-TH, R-MF or MH– a
minimum of ten feet (10’).
Adjacent to O, C or I– a minimum of ten
feet (10’).
Page 100 of 397
Rockwood Shopping Center 23SN0035 Page 17 of 24
Proposed Layout Plan – Exhibit A
Page 101 of 397
Rockwood Shopping Center 23SN0035 Page 18 of 24
Proposed Conceptual Elevations – Exhibit B
Page 102 of 397
Rockwood Shopping Center 23SN0035 Page 19 of 24
Page 103 of 397
Rockwood Shopping Center 23SN0035 Page 20 of 24
Page 104 of 397
Rockwood Shopping Center 23SN0035 Page 21 of 24
Page 105 of 397
Rockwood Shopping Center 23SN0035 Page 22 of 24
Applicant
Applicant’s Agent:
Kimberly Lacy (804-956-4696)
klacy@rothjackson.com
Applicant’s Contact:
Tom Donaldson
TomD@sugaroak.com
District Planning Commissioner
Elizabeth Hardin (804-768-7341)
hardine@chesterfield.gov
Staff
Planning Department Case Manager: Harold Ellis (804-768-7592) ellish@chesterfield.gov
Community Enhancement: Ted Barclay (804-748-1802) barclayt@chesterfield.gov
Environmental Engineering: Douglas Miles (804-768-7797) milesd@chesterfield.gov
Fire & Emergency Medical Services: Anthony Batten (804-717-6167) battena@chesterfield.gov
Parks & Recreation: Stuart Connock (804-751-4484) connocks@chesterfield.gov
Police: Jim Eicher (804-318-8693) eicherj@chesterfield.gov
Transportation - County Department of Transportation: Steve Adams (804-751-4461)
adamsst@chesterfield.gov
Transportation - Virginia Department of Transportation: Dustin Dunnagan (804-674-2384)
dustin.dunnagan@vdot.virginia.gov
Utilities: Johnny Melis (804-751-4778) melisj@chesterfield.gov
Case Contacts
Page 106 of 397
Rockwood Shopping Center 23SN0035 Page 23 of 24
Mission & Service Profile
The mission of Chesterfield Fire and Emergency Medical Services (CFEMS) is to protect life, property and the environment.
This requires a comprehensive portfolio of services aimed at preventing fires, mitigating the impact of fires and disasters
on the community, and providing a timely and effective response when fires, medical and other emergencies occur.
Community risks, population growth and demographic changes, service demands, and response times are reviewed
annually and the need for additional Fire & EMS operating and capital resources in support of the department’s mission
is evaluated during the county’s annual budget and 5-year Capital Improvement Plan (CIP) processes.
Community Fire Protection Capabilities Assessment
Chesterfield Fire and EMS participates in the Insurance Services Office (ISO) Public Protection Classification (PPC) program,
which rates a community’s fire protection capabilities in accordance with the Fire Suppression Rating Schedule (FSRS).
Using the FSRS, the ISO performs a comprehensive evaluation of a community’s fire department, water supply, emergency
communications and community risk reduction efforts. The resulting score establishes a PPC rating from 1 to 10, with
Class 1 being the best possible rating. Many insurance carriers reference a community’s PPC rating in establishing
insurance premiums. Generally, communities with a Class 1 rating enjoy lower insurance premiums than those
communities with a Class 10 rating. Chesterfield County has a current community classification of 2/2Y, however some
portions are classified as 10 or 10W based on the parameters indicated below.
Class 2 - within 5 miles of a fire station and within 1,000 feet of a fire hydrant.
Class 2Y – within 5 miles of a fire station but not within 1,000 feet of a fire hydrant.
Class 10W – within 5-7 miles of a fire station and within 1,000 feet of a fire hydrant.
Class 10 – outside of 5 miles of a fire station and not within 1,000 feet of a fire hydrant.
Appendix
Fire & Emergency Medical Services
Page 107 of 397
Rockwood Shopping Center 23SN0035 Page 24 of 24
Response Time Goals (Urban/Rural Zones)
Urban Zone
Fire and EMS response goal is 7 minutes from receipt of call in the Emergency Communications Center (ECC) to
arrival of first responding unit. Fire and EMS facilities should be strategically located to provide 4 minutes or less
travel time for the first arriving engine company at a suppression incident, and 8 minutes or less travel time for
deployment of an Effective Firefighting Force (first alarm assignment) at a suppression incident.
Rural Zone
Fire and EMS response goal is 12 minutes from receipt of call in the Emergency Communications Center (ECC) to arrival of
first responding unit. Fire and EMS facilities should be strategically located to provide 9 minutes or less travel time for the
first arriving engine company at a suppression incident, and 13 minutes or less travel time for deployment of an Effective
Firefighting Force (first alarm assignment) at a suppression incident.
Page 108 of 397
23SN0035 – Clover Hill
Rezone from Agricultural (A) and Community Business
(C-3) to Community Business (C-3) plus conditional use
planned development to permit exceptions to ordinance
requirements on 1.34 acres.
Rockwood Shopping Center
23SN0035, in the Clover Hill District, is a request for rezoning from Agricultural (A) and
Community Business (C-3) to Community Business (C-3) with conditional use planned
development to permit exceptions to ordinance requirements on 1.34 acres.
1Page 109 of 397
23SN0035 - Overview
1. Rezoning from A and C-3
to C-3 with CUPD for
ordinance exceptions
2. Restaurant with drive-thru
proposed
3. Exceptions help facilitate
Rockwood Special Focus
Area Plan
4. CPC and Staff
recommend approval
The applicant is proposing to rezone the subject property from Agricultural (A) and
Community Business (C-3) to Community Business (C-3) with conditional use
planned development to permit exceptions to ordinance requirements. A restaurant
with drive-thru service is planned. Exceptions to Ordinance requirements include
building and parking setbacks which help to facilitate the design elements of the
Rockwood Special Focus Area Plan. The Planning Commission and Staff recommend
approval.
2Page 110 of 397
23SN0035 – Zoning Map
As detailed on the zoning map above, the subject property is zoned Agricultural (A) and
Community Business (C-3). Property to the north is also zoned Community Business (C-3)
and property to the south and west are zoned General Business (C-5). Property to the east
is Residential (R-7), which is Rockwood Park.
3Page 111 of 397
23SN0035 – Aerial & Land Use Plan Map
The subject property is outlined in white on the images above. As indicated on the aerial,
the property is undeveloped. The land use plan designates the property as Community
Business.
4Page 112 of 397
23SN0035 – Proposed Layout Plan
As stated, the applicant is proposing to rezone the subject property from
Agricultural (A) and Community Business (C-3) to Community Business (C-3) with
conditional use planned development to permit exceptions to ordinance
requirements to facilitate the development of a restaurant with drive-thru service.
The subject property contains 1.34 acres and is adjacent to existing Rockwood Plaza
shopping center and Rockwood Park. A single point of vehicular access is proposed
from Rockwood Plaza shopping center. In addition to the proposed restaurant and
proposed parking, an outdoor patio seating area is provided, as well as a pedestrian
connection point for potential future access to adjacent Rockwood Park. A
sidewalk is also proposed along the frontage of the property. The drive-thru is
located adjacent to the building with enhanced landscaping to help screen the
associated drive areas from Hull Street. Exceptions to ordinance requirements
include building and parking setbacks,. These setback requests help facilitate
development more in line with the Rockwood Special Focus Area Plan, which brings
developments closer to the right –of-way, more in line with a pedestrian oriented
development form.
5Page 113 of 397
23SN0035 – Proposed Conceptual Elevation
This is the proposed south elevation, as visible from Hull Street.
6Page 114 of 397
23SN0035 – Recommendation(s)
Planning Commission – Approval
Staff – Approval
The Planning Commission and Staff recommend approval. The proposal offers an
infill development opportunity adjacent to the existing Rockwood Plaza and
Rockwood Park. The applicant has offered architectural design and landscaping and
pedestrian connections that are consistent with the architectural design criteria for
the Rockwood Special Focus Area and will result in no adverse impacts for adjacent
or nearby properties.
7Page 115 of 397
23SN0035 – Zoning Map
8Page 116 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 10.C.
Subject:
23SN0073 - Old Bermuda Hundred Road Solar Facility - Bermuda
Board Action Requested:
Summary of Information:
Attachments:
1. 23SN0073-Disclosure
2. 23SN0073-PP
3. 23SN0073-2025MAR26-BOS-RPT
Preparer:
Approved By:
Page 117 of 397
DISCLOSURE AFFIDAVIT Application #
LAND USE APPLICATION
I, , do hereby swear or affirm that to the best of my knowledge
and belief, the following information is true:
1. I am the applicant/agent for the land use amendment on the property identified with Tax ID Number(s)
requesting
.
2. With the exception of governmental entities and public service companies owning recorded easements
over the Subject Property which is the subject of the land use amendment application referred to in
Paragraph 1, the following is a list of the names and addresses of all persons owning any legal or
equitable interest in the Subject Property as a title owner, lessee, easement owner, contract purchaser,
assignee, optionee, licensee or noteholder, including trustees, beneficiaries of trusts, general partners,
limited partners and all other natural or artificial persons:
Name Address Type of Ownership Interest
3.I hereby certify that the following corporations disclosed in Pararaph 2 are regularly traded on a stock
exchange or in the over the counter market or have more than 100 shareholders:
4.I hereby certify that after the exercise of due diligence, I have been unable to learn the identities of the
owners of the following corporations, partnerships, joint ventures, trusts or other artificial persons
disclosed in Paragraph 2:
5.The following is a list of the names and addresses of all natural or artificial persons owning an interest in
any corporation, partnership, joint venture, trust or other artificial person disclosed in Paragraph 2 (other
than those listed in Paragraph 3 or Paragraph 4) which has a total of ten or fewer shareholders, partners,
beneficiaries or owners:
Name Address Name of Artificial Person
6.The following is a list of the names and addresses of all natural or artificial person owning 10% or more of
any class of stock issued by a corporation or an interest of 10% or more in any partnership, joint venture,
trust or other artificial person disclosed in Paragraph 2 (other than those listed in Paragraph 3 or 4):
Name Address Name of Corporation
_________________________ of Henry Moore LLC
805648352200000
a conditional use for a large scale solar facility.
Henry Moore
Henry Moore LLC, 12713 Dell Hill Ct., Chester, VA 23832, Property Owner
CVE North America, Inc., 109 W 27th St, 8th Floor, New York, NY 10001, Contract Purchaser
CVE SAS, 5 place de la Joliette, 13002 Marseille, France, CVE North America, Inc.
CVE SAS, 5 place de la Joliette, 13002 Marseille, France, CVE North America, Inc.
Sole Member
See attachment for additional
Neither Henry Moore LLC or CVE North America, Inc are publicly traded, others are unknown.
See attachment
Henry Moore, 12713 Dell Hill Ct., Chester, VA 23832, Henry Moore LLC
Henry Moore, 12713 Dell Hill Ct., Chester, VA 23832, Henry Moore LLC
23SN0073
Page 118 of 397
Page 119 of 397
ATTACHMENT TO ZONING DISCLOSURE AFFIDAVIT
2. Parties with an interest in Property (not exempted).
Name
(individual or artificial)
Address Type of Ownership Interest
Henry Moore LLC 12713 Dell Hill Ct.
Chester, VA 23832
Property Owner
CVE North America, Inc.
8th Floor, 109 W 27th St.,
New York, NY 10001
Contract Purchaser
J. B. Friend, Sr.
a/k/a James B. Friend, Sr. and
Louise P. Friend
Unknown Easement Agreement
Barney McLaughlin Unknown Easement Agreement
Phillip R. Coakley Unknown Easement Agreement
Lewis Kaye Unknown Easement Agreement
Louis Timothy Friend Unknown Easement Agreement
Brenda F. Briggs Unknown Easement Agreement
LeCogbill D. Friend Unknown Easement Agreement
Christian A Friend Unknown Easement Agreement
423 Third Street Associates,
LP
Unknown Easement Agreement
Chesterfield County Treasurer 9901 Lori Road Judgments ( Weed Removal)
Filed as a judgment – not our
property.
City of Richmond Delinquent
Real Estate Taxes
Unknown Judgment
Future Finance Company Inc, 536 W. 21st Street
Norfolk, VA 23517
Judgment
Midland Funding LLC 6802 Paragon Pl. Ste. 410
Richmond, VA 23230
Judgment
Pulmonary Associates of
Richmond, Inc.
8310 Midlothian Tpk.
Richmond, VA 23235
Judgment
Drs. Davis & Nyczepir Ltd. P. O. Box 845
Chesterfield, VA 23832
Judgment
Department of Treasury Baltimore, MD Judgment
Carl J. Witmeyer, II 10035 Sliding Hill Road, Ste.
102
Judgment
Virginia Ear Nose & Throat
Associates, PC
1301 N. Hamilton Str. Ste.
200
Richmond, VA 23230
Judgment
Belfair Community
Association Inc.
4870 Sadler Road, Ste. 300
Glen Allen, VA 23060
Judgment
Page 120 of 397
4. Owners or Artificial Person are unknown.
Name of Artificial Person Address Type of Ownership Interest
423 Third Street Associates,
LP
Unknown Easement Agreement
Future Finance Company Inc. 536 W. 21st Street
Norfolk, VA 23517
Judgment
Midland Funding LLC 6802 Paragon Pl. Ste. 410
Richmond, VA 23230
Judgment
Pulmonary Associates of
Richmond, Inc.
8310 Midlothian Tpk.
Richmond, VA 23235
Judgment
Drs. Davis & Nyczepir Ltd. P. O. Box 845
Chesterfield, VA 23832
Judgment
Virginia Ear Nose & Throat
Associates, PC
1301 N. Hamilton Str. Ste.
200
Richmond, VA 23230
Judgment
Carl J. Witmeyer, II 10035 Sliding Hill Road, Ste.
102
Judgment
Belfair Community
Association Inc.
4870 Sadler Road, Ste. 300
Glen Allen, VA 23060
Judgment
16198985.1 047089.00006
Page 121 of 397
23SN0073 - Bermuda
Conditional use to permit a large-scale solar energy facility
plus conditional use planned development to permit
exceptions to ordinance requirements in an Agricultural (A)
District.
Old Bermuda Hundred Road Solar Facility
Case 23SN0073, in the Bermuda Magisterial District, Old Bermuda Hundred Road Solar
Facility is a request for a conditional use to permit a large-scale solar facility with
conditional use planned development to permit an exception to development standards in
an Agricultural (A) District. A 2.25 MW large-scale solar energy facility is proposed.
1Page 122 of 397
23SN0073 - Overview
1. 2.25 MW large-scale
solar facility
2. Plan calls for CORDLI &
SR II land uses
3. Exception for gravel
access drive
4. Planning Commission
and Staff recommend
approval
Overview Slide.
2Page 123 of 397
23SN0073 – Zoning Map
The Property contains 48.63 acres and is zoned Agricultural (A). Adjoining properties are
zoned Agricultural (A) and Residential (R-15) to the east and south. Properties to the west
and north are primarily zoned Industrial (I-1 or I-2). The portion of the Property not
included in this request, approximately 5 acres, is zoned Agricultural and is presently in the
zoning process to be rezoned to I-2.
3Page 124 of 397
23SN0073 – Aerial & Land Use Plan Map
The subject property is outlined in white in the images above. The aerial image illustrates
the site being undeveloped. Surrounding properties are developed with industrial uses to
the east and west with single-family dwellings to the east and south. Areas to the
southwest and north remain vacant. The Comprehensive Plan designates the central and
northern portions of the Property for Corporate Office/Research & Development/Light
Industrial, which suggests the Property is appropriate for corporate office, research,
laboratories, and light manufacturing and assembly uses that are generally dependent
upon raw materials first processed elsewhere. The Plan designates the southern portion of
the Property for Suburban Residential II, which suggests the Property is appropriate for
residential development at a maximum density of 2.0 to 4.0 dwellings per acre.
In addition to the land use plan designation, the Comprehensive Plan also includes General
Land Use Guidelines to address specific development and land use issues. These guidelines
include the promotion of agricultural-related activities through the consideration of non-
residential land uses in the Rural Residential Agricultural and Residential Agricultural areas
to include solar facilities through the conditional use zoning process to protect adjacent
properties, rural character, and future potential land uses.
4Page 125 of 397
23SN0073 - Conceptual Plan
A 2.25 MW large scale solar energy facility is proposed which requires approval of a
conditional use in an Agricultural (A) District (Figure 3). CVE North America, Inc. (the
Applicant) proposes to construct and operate this facility. Development of the
property will generally conform to the Conceptual Plan shown in the current slide. A
single point of access will be provided from Old Bermuda Hundred Road and across
Permilla Springs Drive (an existing private street that traverses across a portion of the
Property).
The fenced portions of the facility are 13.46 acres in size. The Property is partially
forested with most of the delineated wetlands and stream features being conserved
and protected. The Applicant will enter into an Interconnection Agreement with
Dominion Energy pursuant to Virginia’s Shared Solar Program, where the Applicant will
generate electricity that will then be supplied to customers of Dominion Energy. The
Applicant’s shared solar subscribers will then receive credits against the Dominion
Energy utility bills. No new overhead lines are planned within the array enclosure. The
operational lifespan of the solar energy facility is estimated to be twenty-five (25) years.
5Page 126 of 397
23SN0073 - Conditions
1. Uses/Conceptual Plan
2. Gravel access drives
3. Right-of-way dedication
4. Public liaison
5. Landscaping
The Zoning Ordinance addresses large scale solar energy facilities and includes
regulations that address the general layout, the facility operation, and design elements.
Development of the site would comply with most of these adopted standards.
In addition to Ordinance regulations, staff would recommend the following conditions in
the development of this project should this request be approved:
•Establishing the use for the property with a corresponding conceptual plan that
provides the general layout of the project.
•An exception to permit a gravel access road, subject to meeting minimum access
requirements for emergency equipment.
•Right-of-way dedication along Old Bermuda Hundred Road.
•Setting up a public liaison between citizens and the construction crew as well as
landscaping requirement to provide native plants for ground cover around the panels.
6Page 127 of 397
23SN0073 – Setbacks & Buffers
This slide highlights areas of the project area where setback and buffer reductions are
requested. Condition 3 provides for specified setback and buffer reductions around
portions of the facility. Staff supports setback and buffer reductions where the facility is
using an existing private street for access (highlighted in green). No setback for drives
will be required in this area and the fence for the facility will be set back twenty-five
(25) feet. No buffer is required in this area.
Reductions are requested along the northern and eastern portions of the property that
are zoned for industrially uses (highlighted in orange). A portion of the fifty (50) foot
buffer is proposed to be reduced to thirty-five (35) feet in width. The required fifty (50)
foot setback for the facility’s fencing would also be reduced to thirty-five (35) feet. The
proposal now includes an enhanced buffer (115 feet) and setback (165 feet) are
required along the southern project boundary to provide further separation and
transition to existing residential uses.
7Page 128 of 397
23SN0073 - Recommendations
1. Planning Commission - Approval.
2. Staff Recommendation - Approval.
• Layout mitigates impact on environmental features
• Adequate buffering and setbacks provided
• Use will be consistent with area industrial uses and
provide sufficient transition to area residential uses
The Planning Commission, with a unanimous vote, recommended approval of the request.
Staff continues to recommend approval of the request. The Comprehensive Plan’s
recommendation for uses on the Property calls for a mix of nonresidential and residential
uses. Staff notes that the Property is uniquely shaped and impacted with several significant
environmental and topographical limitations. These restrictions severely limit the feasibility
of developing nonresidential or residential uses. The proposed large-scale solar facility will
allow the site to be used in a manner that provides renewable energy production with a
site layout that minimizes potential impacts to the on-site environmental features. The
applicant’s proposal will provide adequate setbacks and buffering around the Property to
mitigate potential impacts of the use on adjoining properties. The site layout has been
updated to provide enhanced setbacks and buffering along the southern project boundary
to provide better transition to existing dwellings. Staff finds that the modified development
standards in this request will be no less beneficial to adjoining property owners and does
provide an integrated plan that remains consistent with existing industrial and residential
development in the area.
8Page 129 of 397
23SN0073 – Zoning Map
End of Presentation.
9Page 130 of 397
Old Bermuda Hundred Road Solar Facility 23SN0073 Page 1 of 27
23SN0073 – Old Bermuda Hundred Road
Solar Facility
Magisterial District – Bermuda
Agent – Matthew Roberts (804-771-9570)
BOS Public Hearing – March 26, 2025
Time Remaining 12 Months
Case Manager
Ryan Ramsey
(804-751-4474)
Request
Conditional Use &
Conditional Use Planned Development
A 2.25 megawatt (MW) large-scale solar facility is
proposed.
Planning Commission Recommendation
Approval
Staff Recommendation
Approval
The Property
1839 Old Bermuda Hundred Road
Site Size
48.63 Acres
Comprehensive Plan –
Land Use Designation
Corporate Office/Research &
Development/Light Industrial and
Suburban Residential II
Plan Area
County Wide Plan
Figure 1: Aerial of Request Area – Click Image for Link to GIS
Figure 2: Area Map of Request & Land Use Plan Map
Conditional use to permit a large-scale solar facility with conditional use planned development to permit an exception
to development standards for the treatment of drive aisles in Agricultural (A) District.
A 2.25 MW large-scale solar energy facility is proposed. The Zoning Ordinance establishes specific standards for
solar energy facilities that address the general layout, location, access, anticipated locations of transmission lines,
facility decommissioning, certifications of state and federal approvals, construction activities limits, setbacks, buffers,
health and safety requirements, and facility operation and design elements. Setback, buffer, and fencing requirements
that are outlined as special limitations for this use in the Zoning Ordinance would be modified with this proposal. The
applicant is requesting conditional use planned development for an exception to permit the use of gravel access drives
for a portion of the project.
Summary of Proposal
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Old Bermuda Hundred Road Solar Facility 23SN0073 Page 2 of 27
PLANNING COMMISSION - APPROVAL
STAFF - APPROVAL
The Comprehensive Plan’s recommendation for uses on the Property calls for a mix of nonresidential and residential uses.
Staff notes that the Property is uniquely shaped and impacted with several significant environmental and topographical
limitations. These restrictions severely limit the feasibility of developing nonresidential or residential uses. The proposed
large-scale solar facility will allow the site to be used in a manner that provides renewable energy production with a site
layout that minimizes potential impacts to the on-site environmental features. The applicant’s proposal will provide
adequate setbacks and buffering around the Property to mitigate potential impacts of the use on adjoining properties.
The site layout has been updated to provide enhanced setbacks and buffering along the southern project boundary to
provide better transition to existing dwellings. Staff finds that the modified development standards in this request will be
no less beneficial to adjoining property owners and does provide an integrated plan that remains consistent with existing
industrial and residential development in the area.
NOTES FOR THE PLANNING COMMISSION AND BOARD OF SUPERVISORS
1. Conditions may be imposed.
2. Conditions have been identified in this report.
3. A conceptual plan has been submitted by the applicant.
4. Both the Planning Commission and Staff recommend the conditions identified in the staff report.
Recommendations
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Summary of Proposal .............................................................................................................................................................. 1
Recommendations .................................................................................................................................................................. 2
Table of Contents .................................................................................................................................................................... 3
Planning................................................................................................................................................................................... 4
Current Zoning Map ................................................................................................................................................................ 8
Supplemental Analysis ............................................................................................................................................................ 9
Community Enhancement .................................................................................................................................................. 9
Environmental Engineering ................................................................................................................................................. 9
Fire & Emergency Medical Services .................................................................................................................................... 9
Police ................................................................................................................................................................................. 10
Transportation - County Department of Transportation .................................................................................................. 10
Transportation - Virginia Department of Transportation ................................................................................................. 10
Utilities – Water and Wastewater .................................................................................................................................... 10
Community Engagement & Public Hearings ......................................................................................................................... 11
Conditions ............................................................................................................................................................................. 12
Conceptual Plan – Exhibit A .................................................................................................................................................. 14
Zoning Ordinance Special Limitations for Specific Uses: Solar Facilities, Large Scale .......................................................... 21
Case Contacts ........................................................................................................................................................................ 25
Appendix ............................................................................................................................................................................... 26
Fire & Emergency Medical Services .................................................................................................................................. 26
Table of Contents
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Zoning History
96SN0170: Approved (1/1996)
Rezoning of 7.0 acres to industrial (I-2) plus conditional use on an adjoining 1.3 acres (part of the Property) to allow access
across agriculturally zoned property. The request permitted the development of an ice manufacturing facility, as well as
allowed other general industrial (I-2) uses on the industrial zoned portions of the property.
Comprehensive Plan – Land Use Plan Designation
The Comprehensive Plan designates the central and northern portions of the Property for Corporate Office/Research &
Development/Light Industrial, which suggests the Property is appropriate for corporate office, research, laboratories, and
light manufacturing and assembly uses that are generally dependent upon raw materials first processed elsewhere. The
Plan designates the southern portion of the Property for Suburban Residential II, which suggests the Property is
appropriate for residential development at a maximum density of 2.0 to 4.0 dwellings per acre.
In addition to the land use plan designation, the Comprehensive Plan also includes General Land Use Guidelines to address
specific development and land use issues. These Guidelines include the promotion of agricultural-related activities through
the consideration of non-residential land uses in the Rural Residential Agricultural and Residential Agricultural areas to
include solar facilities through the conditional use zoning process to protect adjacent properties, rural character, and
future potential land uses.
Figure 3 – Conceptual Plan for the Property.
Proposal
A 2.25 MW large scale solar energy facility is proposed which requires approval of a conditional use in an
Agricultural (A) District (Figure 3). CVE North America, Inc. (the Applicant) proposes to construct and operate this
facility. Development of the property will generally conform to the Conceptual Plan (Exhibit A). A single point of
Planning
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access will be provided from Old Bermuda Hundred Road and across Permilla Springs Drive (an existing private
street that traverses across a portion of the Property).
The fenced portions of the facility are 13.46 acres in size. The Property is partially forested with most of the
delineated wetlands and stream features being conserved and protected. The Applicant will enter into an
Interconnection Agreement with Dominion Energy pursuant to Virginia’s Shared Solar Program, where the Applicant
will generate electricity that will be supplied to customers of Dominion Energy and the Applicant’s shared solar
subscribers will receive credits against the Dominion Energy utility bills. No new overhead lines are planned within
the array enclosure. The operational lifespan of the solar energy facility is estimated to be twenty-five (25) years.
The Zoning Ordinance addresses large-scale solar energy facilities (Zoning Ordinance Special Limitation for Specific
Uses: Solar Facilities, Large Scale) and includes regulations that address general layout, location, access, anticipated
locations of transmission lines, facility decommissioning, certifications of state and federal approvals, construction
activity limits, setbacks, buffers, health and safety requirements, and facility operation and design elements.
Development of the site would comply with most of these adopted standards.
In addition to Ordinance regulations, the conditions provided below would apply to the Property should the
request be approved:
Requirement Details
Uses • Condition 1 – Limits the use to the Agriculturally zoned portion of the
Property only. Permits other Agricultural District uses (permitted and with
restrictions) on the Property as well as a large-scale solar facility.
Conceptual Plan • Condition 2 – Provides a conceptual plan for the general layout of
access points, anticipated location of transmission lines and other
utility connections, general location of solar equipment and
supplementary facilities to be placed on site, and buffers.
Setback and Buffer Reductions • Condition 3 – Provides for specified setback and buffer reductions around
portions of the facility, as shown on Exhibit A.
• Staff supports the setback (drives and fencing) and buffer reductions
where the facility is using an existing private street for access (highlighted
in green on Figure 4). No setback for drives will be required and the fence
for the facility will be set back twenty-five (25) feet. No buffer is required.
• Portion of the fifty (50) foot buffer is proposed to be reduced to thirty-
five (35) feet in width. The required fifty (50) foot setback for the facility’s
fencing would be reduced to thirty-five (35) feet. These reductions are
requested along the northern and eastern portions of the property that
are zoned for industrially uses (highlighted in red on Figure 4). This
setback and buffer reduction is supported by staff with the enhanced
buffering and setbacks provided along the southern project boundary.
Gravel Access Drives • Condition 4 – Permits either gravel or paved access drives to access the
facility. All drives to be designed to meet minimum access requirements
for emergency equipment.
Public Liaison • Condition 5 – A public liaison will act as a contact between citizens
and construction crews.
Landscaping • Ordinance – Provides operational area setbacks with corresponding buffers.
• Condition 6 – Priority given to native plants for landscaped areas; Native
grasses supplemented with pollinator friendly species will be used for
ground cover.
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Requirement Details
Fencing • Ordinance – Security fencing shall be provided for areas of facility operation a
minimum of 6 feet in height, having barbed wire or similar along top and also
provide secured gates. Alternative method of security may be approved at
time of site plan approval.
• Condition 9 – An agricultural style fence a minimum of 8 feet tall shall be
permitted, as detailed in Exhibit A.
Enhanced Buffer and Setback • Condition 10 – Enhanced buffer (115 feet) and setback (165 feet) are required
along the southern project boundary to provide further separation and
transition to existing residential uses.
Figure 4 – Location of Setback and Buffer Modifications/Enhancements.
Ordinance Exception
The applicant proposes one (1) exception to an Ordinance requirement relative to private roadways. The access
drives may be constructed with asphalt or gravel (that requires well-graded crushed run aggregate 21B or
equivalent) and that they be designed to meet minimum access requirements for emergency equipment. The
ordinance requires concrete or asphalt paving and a minimum of twenty-four (24) feet in width.
Staff is supportive of this exception should the overall request be approved. Gravel drives serve as a temporary
improvement and would be easier to remove with the decommissioning of the solar facility. Additionally, the
reduced width of these gravel drives will result in less impervious cover for the site. As conditioned, this modified
ordinance requirement would provide a development standard that still provides adequate emergency vehicle
access to the project area and continues to provide an integrated plan with temporary access drives for the solar
facility.
Proposal: 0’
setback for drives
and 25’ setback for
fencing; no buffer
required. Overlays
Permilla Springs
Drive.
Proposal: 35’ setback for
fencing (maintains 50’
setback for equipment) as
well as a 35’ buffer.
Proposal: 165’ setback as
well as a 115’ buffer.
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Findings
Staff supports this request to develop a large-scale solar energy facility on the premises. The Property has limited
potential to develop for industrial and single family residential uses based on existing environmental features and access
limitations to the south. The proposal to reduce setbacks and buffers along portions of the facility’s boundary will not
adversely impact adjoining industrial properties. Additional measures to mitigate the reduced setbacks and buffers on a
portion of the project boundary have been provided in the form of enhanced setbacks and buffers along the southern
project boundary.
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Old Bermuda Hundred Road Solar Facility 23SN0073 Page 8 of 27
Current Zoning Map
GPINs: 805-648-5598
& 805-648-6084
GPIN: 805-649-2852
GPIN: 804-649-9279
GPIN: 804-649-7212
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Old Bermuda Hundred Road Solar Facility 23SN0073 Page 9 of 27
No comment on this request.
1. The subject property is located within the Ashton Creek Watershed.
2. A Resource Protection Area Determination (RPAD-1202) was completed and confirmed on June 20, 2023 by
Chesterfield County Environmental Engineering.
3. The development will be subject to the technical criteria of the Virginia Stormwater Management Program
regulations for water quality and water quantity purposes by following the new July 1, 2024 DEQ regulations.
Service Area
The Dutch Gap Fire Station, Company Number 14
Community Fire Protection Capabilities Assessment*
Insurance Service Office (ISO) Public Protection Classification (PPC) Class 2
Anticipated Impacts On Fire & EMS
Call Load in Immediate Service Area During Previous Fiscal Year 2231
Projected Calls Generated Yearly by Proposed Development N/A
(commercial)
Projected Call Load Increase in Immediate Service Area by Proposed Development N/A
Drive And Response Times
Response Zone/Response Time Goal* Urban / 7
Minutes
Road Miles from Closest Fire Station 2.4 miles
Estimated Drive Time from Closest Fire Station1 7:00 minutes
Estimated Response Time for First Unit on Scene2 10:00
minutes
Planned Capital Facility Improvements
N/A
Additional Information
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.
*Additional information relative to Fire & Life Safety’s Mission and Service Profile, Community Fire
Protection Capabilities Assessment, and Response Time Goals can be found in the Appendix.
1 Drive-time estimates are exclusive of potential delays due to weather, traffic, or blockage of response routes.
2 Estimates assume response units and personnel are in the station and available to respond at the time of an incident and include 1 min
30 sec for 911 call processing and dispatch, and up to 1 min 30 sec for firefighter turnout.
Supplemental Analysis
Community Enhancement
Environmental Engineering
Fire & Emergency Medical Services
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Old Bermuda Hundred Road Solar Facility 23SN0073 Page 10 of 27
Division Beat District
Appomattox 72 Bermuda
Additional Information
This request is anticipated to have minimal impacts on Police.
The applicant is requesting a conditional use permit for a solar energy facility in an Agricultural (A) District. Trip
generation rates are not available for this use; however, it is anticipated to be minimal. Traffic generated by this request
would be distributed to Old Bermuda Hundred Road, a major arterial (ultimate 90-foot right-of-way) per the
Thoroughfare Plan. With this request, prior to final site plan approval, forty-five (45) feet of right-of-way shall be
dedicated to the County along the south side of Old Bermuda Hundred Road for the property’s frontage (Condition 8).
The Virginia Department of Transportation (VDOT) has reviewed Case 23SN0073 to construct and operate a large-scale
solar facility. The Conceptual Plan indicates one shared access to Old Bermuda Hundred Road. Any improvements, if any,
to VDOT maintained rights-of-way as part of the development will require a Land Use Permit. The applicant is expected
to follow County requirements and provide a traffic management plan showing the existing conditions of the roadway.
If roadways are impacted by the construction of the solar facility, then they must be brought back to existing conditions
or better.
1. The request site is within a mandatory water and wastewater connection area for non-residential development.
2. No manned facilities that would require public water or wastewater are proposed.
3. The Utilities Department 2020 Facilities Plan denotes a future sixteen (16) inch gravity sanitary sewer line
bisecting the Property. The Utilities Department recommends that Condition 7 be imposed to provide a
construction and wastewater easement across the Property, as generally shown on Exhibit A (Sheet C301).
Police
Transportation - County Department of Transportation
Transportation - Virginia Department of Transportation
Utilities – Water and Wastewater
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Community Meeting
12/9/2024 – Discussion Topics:
1. Possible impacts on adjoining property values with the proximity of the proposed solar facility
2. Height of equipment, potential visibility of the facility
3. Location and depth of proposed buffers
Planning Commission
1/21/2025: ACTION - DEFERRED TO FEBRUARY 18, 2025 ON THE COMMISSION’S OWN MOTION WITH THE
APPLICANT’S CONSENT.
2/18/2025: Citizen Comments: No citizens spoke to this request.
Recommendation: APPROVAL AND ACCEPTANCE OF THE CONDITIONS.
Motion: Hylton Second: Sloan
AYES: Petroski, Sloan, Hardin, Hylton, Owens
Community Engagement & Public Hearings
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Staff Note: Both the Planning Commission and Staff recommend the following conditions. GPINs referenced
in the conditions can be found on the Current Zoning Map or the Conceptual Plan (Page L100).
1. Uses. Uses permitted on the Property shall be those uses permitted by-right or with restrictions in the
Agricultural District. In addition, a large-scale solar facility may also be permitted subject to the following
conditions of this zoning request. (P)
2. Conceptual Plan. Development of the Property shall generally conform to the Conceptual Plan (Exhibit A), titled
“Old Bermuda Hundred Solar Facility - Conceptual Plan”, prepared by Christopher Consultants now IMEG last
revised October 22, 2024, with respect to the general layout of access points, anticipated location of
transmission lines and other utility connections, general location of solar equipment and supplementary
facilities to be placed on site, and buffers. The layout on the Conceptual Plan is conceptual in nature and may
vary based on the site plan depending on final engineering and environmental studies or as otherwise approved
by the Planning Commission at the time of plans review. (P)
3. Setback & Buffer Modifications. The following setback and buffer modifications shall be permitted on the
Property, as generally shown on Exhibit A.
a. No setback (for drives) or a buffer shall be required for 1) the portion of the Property’s western property
line shared with GPIN 804-649-7212, 2) the portion of the Property’s eastern property line shared with
GPIN 804-649-9279, or 3) along the portion of the Property not included in this request (denoted as
“Area Not Included in this Zoning Request”).
b. Adjacent to GPIN 804-649-7212, the setback for the facility’s fencing may be reduced to twenty-five (25)
feet.
c. Adjacent to GPINs 804-649-9279, 805-649-2852, 805-648-5598, and 805-648-6084, the buffer may be
reduced to thirty-five (35) feet in width. In addition, the facility’s fencing in this area may be setback a
minimum of thirty-five (35) feet from the property line. (P)
4. Gravel Access Drives. The surface treatment for access drives shall be either asphalt or gravel. Any gravel drive
shall be well-graded crushed run aggregate (21B or equivalent) in lieu of pavement. All drives shall be designed
to meet minimum access requirements for emergency equipment. (P & F)
5. Public Liaison. The applicant will designate a person who will act as a point of contact between citizens and
construction crews (“Public Liaison”). The contact information for the Public Liaison will be posted at each access
point, as published on the Project’s website, and provided to Chesterfield County staff. (P)
6. Landscaping. For any landscaped areas, priority shall be given to the use of native plant materials as identified in
the Chesterfield County Plant Material List and as approved by the Planning Department at the time of site plan
approval. Virginia native grasses shall be used for permanent ground cover and supplemented with pollinator-
friendly species. (P)
7. Wastewater Easement. In conjunction with site plan approval, a twenty (20) foot permanent and ten (10) foot
temporary construction public wastewater easement shall be dedicated, along the natural east to west draw
through the property, and located so as not to be encumbered by the planned access bridge. (U)
8. Dedication. Prior to any final site plan approval, or within sixty (60) days from a written request by the
Transportation Department, whichever occurs first, forty-five (45) feet of right-of-way along the south side of
Old Bermuda Hundred Road, measured from the centerline of the part of the roadway immediately adjacent to
the Property, shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (T)
9. Fencing. An agricultural style fence being a minimum of eight (8) feet tall shall be permitted, as detailed in
Exhibit A. (P)
Conditions
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10. Enhanced Buffer and Setback Requirement. Along the southern project boundary (as shown on Exhibit A), a 165-
foot minimum setback that is inclusive of a 115-foot minimum buffer area shall be provided. (P)
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Conceptual Plan – Exhibit A
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GPINs: 805-648-5598
& 805-648-6084
GPIN: 805-649-2852
GPIN: 804-649-9279
GPIN: 804-649-7212
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D. Special Limitations for Specific Uses. The following uses shall be subject to the limitations as specified:
OOO
4. Solar energy facility, large scale. Unless modified or otherwise conditioned by the Board of
Supervisors at time of zoning approval, large scale solar energy facilities shall be subject to the
following limitations and requirements:
a. Project description. In addition to other application requirements, application for a
facility must include project overview in textual form that includes estimated
completion date and operational lifespan of facility, approximate rated capacity of solar
energy system, specified types of solar equipment to be placed on site and description
of any supplementary structures or uses.
b. General plan. General layout plan shall be provided with application. The plan shall
include, at a minimum, location, access points, anticipated location of transmission lines
and other utility connections, general location of solar equipment and supplementary
facilities to be placed on site, buffers and other items required for zoning applications
layout plans. If facility development is to be phased, a general phasing plan should also
be included.
c. Decommissioning plan. A decommissioning plan shall be submitted for review with initial
site plan. A decommissioning plan shall include the following:
• Contact information for the party responsible for site decommissioning;
• Timeline for, and written description of, decommissioning procedures which
shall include, but not be limited to, removal of any above and below ground
tanks, cables, fencing, debris, buildings, structures or equipment, to include
foundations and pads, related to the facility and the restoration of solar facility
land and related disturbed areas to a natural condition or other approved state.
At time of zoning approval, the Board of Supervisors may approve and condition
a request by an applicant to have certain items intended to be utilized to serve
a permitted use on the site, to remain provided site plan approval is obtained;
• “Natural condition” shall be taken to mean the stabilization of soil to a depth of
3 feet and restoration of site vegetation and topography to pre-existing
condition, provided that the exact method and final site restoration plan shall
be subject to site plan review giving, among other things, consideration to
impacts upon future site use, environmental and adjacent property impacts.
The director of planning may approve a request by the landowner for
alternatives to site restoration to allow roads, pads or other items which will
serve a future permitted site use to remain. Where applicable, if the director of
planning determines that a restoration plan significantly deviates from the
description and conditions approved by the Board such plan shall require
amendment of conditions through the zoning process;
• A detailed estimate of the cost of decommissioning, which may include net
salvage value of such equipment, facilities or devices, and site restoration or, if
approved by Board of Supervisors, future site development. If decommissioning
is phased, then such costs shall be so described and calculated to match phased
plan. An estimate shall be prepared by an engineer licensed in the state of
Zoning Ordinance Special Limitations for Specific Uses: Solar Facilities, Large Scale
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Virginia, having expertise in the removal of solar facilities and site restoration
as applicable to request;
• Decommissioning plan, accompanying estimates and surety shall be updated
every five years and provided to the director of planning; and
• Landowner, applicant or facility owner shall provide the county with a surety,
acceptable to the director of planning, equal to the estimated costs of the
decommissioning and site restoration or redevelopment as applicable. Any such
surety shall be provided prior to site plan approval for the facility and shall
include the ability for automatic adjustment for inflation or as necessary based
upon decommissioning and/or restoration plan update.
d. Airport and Federal Aviation Administration (FAA) approval. Prior to site plan approval,
applicant shall demonstrate compliance with glint and glare standards of the FAA and
approval from and the FAA.
e. Construction and decommissioning activity. Except as provided herein, all construction
and decommissioning activity shall be limited to the hours of 7 AM to 7 PM Monday
through Saturday. Pile driving activity will be further limited to the hours of 9 AM to 5
PM Monday through Saturday. On Sunday, construction and decommissioning activity
will be limited to the hours of 9 AM and 5 PM, and further restricted only to light
construction or decommissioning activity that does not include pile driving, use of heavy
equipment or any other activity that exceeds 60 dBA as measured at property line with
any adjacent property not part of facility.
f. Traffic management plan. When determined by the directors of planning and
transportation that construction or decommissioning activity for the site creates a
significant traffic or safety impact upon or damage to area roads or properties, a traffic
management plan shall be provided at time of site plan review, which shall include a
reasonable road maintenance plan if appropriate under the circumstances.
g. Setbacks, buffers and screening.
• The solar facility operational area, to include any buildings, structures,
equipment, parking and disturbed areas, shall be setback a minimum 150 feet
from any residentially zoned or occupied property, 100 feet from any road or
right-of-way shown on the Thoroughfare Plan, and 50 feet from any other road
or property;
• Except where adjacent to electric power facility producing electricity for others
or residentially zoned or occupied property, a buffer shall be provided equal to
the required setback. Adjacent to residentially zoned or occupied property, the
buffer shall be 100 feet in width. Each buffer shall comply with requirements of
Perimeter Landscaping C and the requirements of buffers in this chapter; and
• Excluding solar panel arrays, facility outdoor equipment or storage shall be
screened unless determined through site plan review that provided buffer is
sufficient to mitigate view from adjacent property or road.
h. Access. Access to the property shall be provided for Chesterfield County Fire
Department, and where necessary Environmental Engineering, in a manner satisfactory
to each department as determined at time of plan review.
i. Facility operation and design.
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• Facility design, construction and installation shall conform to applicable industry
standards, including those of the American National Standards Institute (ANSI),
Underwriters Laboratories (UL), the American Society for Testing and Materials
(ASTM), or other similar certifying organizations, and shall comply with the
Uniform Statewide Building Code and with all other applicable fire and life
safety requirements. The type, and manufacturer specifications of, solar panels
shall be submitted for review and approval as part of the site plan application
and may be modified through request to, and approval, by the director of
planning;
• Prior to start of electricity transmission, documentation shall be provided to the
director of planning verifying interconnection agreement or similar agreement
with the applicable public utility pursuant to a Power Purchase Agreement (PPA)
or other off taker as permitted by state law or the State Corporation
Commission, and notification of when electricity transmission is to begin. The
director of planning shall be notified certified mail within 30 days of cessation
of such agreement. Where such power distribution is permitted by law,
agreements for power distribution which do not require a PPA shall also comply
with the above documentation and notification;
• Generation of power shall be limited to photovoltaic panels, provided that any
on-site buildings may utilize integrated photovoltaic building materials;
• Solvents necessary for the cleaning of solar panels shall be biodegradable;
• Wiring, excluding that which is on a solar array, shall be located underground
except where necessary to directly connect to public service corporation;
• Solar panels shall be placed so as to prevent concentrated solar radiation, heat
or glare being directed onto other properties or roads;
• Onsite lighting shall be the minimum necessary for security or onsite
maintenance and shall comply with Sec. 19.1-205;
• Solar equipment shall not be utilized to provide advertising or function as signs;
• Steep slopes of 20% or greater shall remain in their natural, undisturbed
state to the maximum extent practicable, unless otherwise approved by
the Department of Environmental Engineering;
• Solar panels shall not be installed on steep slopes of 20 percent or greater;
• Except for initial construction or decommissioning activity, maintenance
periods or emergency conditions which require temporary use of onsite
generator, noise generated by the facility shall not exceed 60 dBA as measured
at property line with any adjacent property not part of facility; and
• Facility owner shall develop a maintenance inspection agreement with the
county to provide for inspection of facility and panels.
j. Height. Excluding transmission utility poles serving the site, no buildings, structures,
solar panel arrays or other equipment utilized on the site shall exceed 25 feet in height.
The director of planning may approve the permitted height to be exceeded where
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due to terrain, screening or other mitigation visibility of a structure is minimized;
k. Transmission lines. Except for lines that are solely subject to State Corporation
Commission jurisdiction, and where necessary for lines to directly connect to existing
transmission lines, new transmission lines are subject to site plan review and shall not
be located above ground. The director of planning may approve use of above ground
transmission lines where determined during plan review that such action would mitigate
impact upon protected environmental features or there exist other site- specific features
where underground placement of lines is not feasible.
l. Health and safety. Security fencing shall be provided for areas of facility operation a
minimum of 6 feet in height, having barbed wire or similar along top and providing
secured gates. Alternative method of security may be approved at time of site plan
approval where demonstrated that such method meets or exceeds intended security of
fencing.
m. Change of facility owner. The director of planning shall be notified by certified mail of
any change in ownership and, if different, the party responsible for decommissioning
of facility within 60 days of such change.
n. Decommission, abandonment and maintenance compliance.
• Planning shall be notified by certified mail 30 days prior to the intended
decommissioning of a solar facility;
• Damaged or unusable panels or arrays shall be removed from site within 60 days
of removal from service;
• A solar facility, or any portion thereof, shall be considered abandoned where
not utilized for the generation and distribution of electricity for a continuous
period of six months. The director of planning may extend such time period
where evidence is provided by the facility owner or operator demonstrating that
the failure to utilize the facility for power generation is beyond the reasonable
control of owner or operator, the facility is operationally capable of generation
and has not been abandoned; and
• Decommissioning procedures shall be completed within 1 year of
decommissioning notice, abandonment of a solar facility, or a shorter time
period where in writing building official or other county official determines the
facility or some aspect thereof to be unsafe. If facility owner fails to meet
decommissioning requirements or comply with a request for removal or repair,
the county may at its option:
o remove and salvage facility equipment and structures and perform
related restoration using provided surety. If the decommissioning
surety and salvage recompense is insufficient, the county shall have the
right to recover such costs from facility owner to include legal fees,
expenses and fines; or
o pursue legal recourse to have the solar facility, or portion thereof as
applicable, removed at owner’s expense. The county may seek to
recover its costs, legal fees and legal expenses incurred to have the
facility decommissioned in compliance with approved plan.
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Applicant
• Applicant’s Agent:
Matthew Roberts (804-771-9570)
mroberts@hirschlerlaw.com
• Applicant’s Contact:
Henry Moore (804-771-9570)
District Planning Commissioner
• Gib Sloan (804-892-5633)
sloang@chesterfield.gov
Staff
• Planning Department Case Manager: Ryan Ramsey (804-751-4474) ramseyrp@chesterfield.gov
• Budget & Management: David Oakley (804-706-2586) oakleyd@chesterfield.gov
• Community Enhancement: Ted Barclay (804-748-1802) barclayt@chesterfield.gov
• Environmental Engineering: Douglas Miles (804-768-7797) milesd@chesterfield.gov
• Fire & Emergency Medical Services: Anthony Batten (804-717-6167) battena@chesterfield.gov
• Libraries: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
• Parks & Recreation: Stuart Connock (804-751-4484) connocks@chesterfield.gov
• Police: Jim Eicher (804-318-8693) eicherj@chesterfield.gov
• Schools: David Oakley (804-706-2586) oakleyd@chesterfield.gov
• Transportation - County Department of Transportation: Steve Adams (804-751-4461)
adamsst@chesterfield.gov
• Transportation - Virginia Department of Transportation: Dustin Dunnagan (804-674-2384)
dustin.dunnagan@vdot.virginia.gov
• Utilities: Johnny Melis (804-751-4778) melisj@chesterfield.gov
Case Contacts
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Mission & Service Profile
The mission of Chesterfield Fire and Emergency Medical Services (CFEMS) is to protect life, property and the environment.
This requires a comprehensive portfolio of services aimed at preventing fires, mitigating the impact of fires and disasters
on the community, and providing a timely and effective response when fires, medical and other emergencies occur.
Community risks, population growth and demographic changes, service demands, and response times are reviewed
annually and the need for additional Fire & EMS operating and capital resources in support of the department’s mission
is evaluated during the county’s annual budget and 5-year Capital Improvement Plan (CIP) processes.
Community Fire Protection Capabilities Assessment
Chesterfield Fire and EMS participates in the Insurance Services Office (ISO) Public Protection Classification (PPC) program,
which rates a community’s fire protection capabilities in accordance with the Fire Suppression Rating Schedule (FSRS).
Using the FSRS, the ISO performs a comprehensive evaluation of a community’s fire department, water supply, emergency
communications and community risk reduction efforts. The resulting score establishes a PPC rating from 1 to 10, with
Class 1 being the best possible rating. Many insurance carriers reference a community’s PPC rating in establishing
insurance premiums. Generally, communities with a Class 1 rating enjoy lower insurance premiums than those
communities with a Class 10 rating. Chesterfield County has a current community classification of 2/2Y, however some
portions are classified as 10 or 10W based on the parameters indicated below.
Class 2 - within 5 miles of a fire station and within 1,000 feet of a fire hydrant.
Class 2Y – within 5 miles of a fire station but not within 1,000 feet of a fire hydrant.
Class 10W – within 5-7 miles of a fire station and within 1,000 feet of a fire hydrant.
Class 10 – outside of 5 miles of a fire station and not within 1,000 feet of a fire hydrant.
Appendix
Fire & Emergency Medical Services
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Response Time Goals (Urban/Rural Zones)
Urban Zone
Fire and EMS response goal is 7 minutes from receipt of call in the Emergency Communications Center (ECC) to
arrival of first responding unit. Fire and EMS facilities should be strategically located to provide 4 minutes or less
travel time for the first arriving engine company at a suppression incident, and 8 minutes or less travel time for
deployment of an Effective Firefighting Force (first alarm assignment) at a suppression incident.
Rural Zone
Fire and EMS response goal is 12 minutes from receipt of call in the Emergency Communications Center (ECC) to arrival of
first responding unit. Fire and EMS facilities should be strategically located to provide 9 minutes or less travel time for the
first arriving engine company at a suppression incident, and 13 minutes or less travel time for deployment of an Effective
Firefighting Force (first alarm assignment) at a suppression incident.
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CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 10.D.
Subject:
24SN1060 - Summit at Magnolia Green Amendment - Matoaca
Board Action Requested:
Summary of Information:
Attachments:
1. 24SN1060 - Disclosure
2. 24SN1060-2025MAR26-BOS-RPT
3. 24SN1060-PP
Preparer:
Approved By:
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24SN1060
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The Summit at Magnolia Green Amendment 24SN1060 Page 1 of 81
24SN1060 – The Summit at Magnolia
Green Amendment
Magisterial District – Matoaca
Agent – Jeffrey Geiger (804-771-9557)
BOS Public Hearing – March 26, 2025
Time Remaining 12 Months
Case Manager
Harold Ellis
(804-768-7592)
Request
Amend Prior Case
Amendment of zoning Case 19SN0529 relative to master
plan, uses, and density.
Planning Commission Recommendation
Approval
Staff Recommendation
Approval
The Property
18930, 19000 Hull Street Road
Site Size
99.18 Acres
Comprehensive Plan –
Land Use Designation
Regional Mixed Use
Plan Area
County Wide Plan
Figure 1: Aerial of Request Area – Click Image for Link to GIS
Figure 2: Area Map of Request & Land Use Plan Map
Amendment of zoning Case 19SN0529 relative to master plan, uses, and density is proposed. Specifically, the applicant
is proposing to replace the “Life Plan” community approved in zoning case 19SN0529 for Tracts CC-6 and CC-7 (Parcels
7 and 8 as shown on the Lower Magnolia Green Conceptual Plan) with an active adult age-restricted community. A
total of 900 independent living units, in a variety of housing types, are planned. The current proposal reduces the
density for the subject tracts and removes skilled nursing and memory care living units, as well as 40,000 square feet of
commercial, office and retail uses previously planned. There are no other changes to the Magnolia Green community
outside of the subject property.
Summary of Proposal
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PLANNING COMMISSION - APPROVAL
STAFF - APPROVAL
The quality design and architecture, and variety of housing types proposed provide for an attractive and harmonious
community comparable to surrounding developments. Additionally, the proposed land uses are in compliance with the
Comprehensive Plan and approved overall layout plan for Magnolia Green.
NOTES FOR THE PLANNING COMMISSION AND BOARD OF SUPERVISORS
1. Conditions may be imposed, or the property owner may proffer conditions.
2. A Textual Statement, conceptual plan and conceptual elevations have been submitted by the applicant.
3. Both the Planning Commission and Staff recommend acceptance of the condition agreed to by the applicant
within this report.
Recommendations
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Summary of Proposal .............................................................................................................................................................. 1
Recommendations .................................................................................................................................................................. 2
Table of Contents .................................................................................................................................................................... 3
Planning................................................................................................................................................................................... 4
Current Zoning Map ................................................................................................................................................................ 8
Supplemental Analysis ............................................................................................................................................................ 9
Community Enhancement .................................................................................................................................................. 9
Environmental Engineering ................................................................................................................................................. 9
Fire & Emergency Medical Services .................................................................................................................................... 9
Libraries ............................................................................................................................................................................... 9
Parks & Recreation .............................................................................................................................................................. 9
Police ................................................................................................................................................................................. 10
Schools .............................................................................................................................................................................. 10
Transportation - County Department of Transportation .................................................................................................. 10
Transportation - Virginia Department of Transportation ................................................................................................. 11
Utilities – Water and Wastewater .................................................................................................................................... 12
Community Engagement ...................................................................................................................................................... 13
Condition ............................................................................................................................................................................... 14
Textual Statement - Ordinance Exceptions (2/7/2025) ........................................................................................................ 15
Redline Textual Statement - Ordinance Exceptions (2/7/2025) ........................................................................................... 34
Proposed Layout Plan – Exhibit A ......................................................................................................................................... 55
Proposed Clubhouse Elevations – Exhibit B .......................................................................................................................... 56
Proposed Clubhouse Elevation – Exhibit C ........................................................................................................................... 57
Proposed Townhouse with Garage Elevation – Exhibit D ..................................................................................................... 58
Proposed Flats with Garage Elevation – Exhibit E................................................................................................................. 59
Proposed Townhouse with Garage (Rental) Elevation – Exhibit F ........................................................................................ 61
Proposed Flats without Garage Elevation – Exhibit G .......................................................................................................... 62
Proposed Apartment Elevations – Exhibit H ......................................................................................................................... 63
Case 19SN0529 Approved Conditions .................................................................................................................................. 65
Case Contacts ........................................................................................................................................................................ 81
Table of Contents
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Zoning History
89SN0343: Approved (12/1991)
Rezoning to residential (R-9) of 3,892.5 acres with conditional use planned development to permit ordinance exceptions.
A development (known as Magnolia Green) containing a mix of land uses on individual development tracts ranging from
single and multi-family residential uses to commercial, recreational, community center and open space tracts was
approved. This rezoning included Tracts CC-6 and CC-7 (Parcels 7 and 8), of Magnolia Green, which are the subject of
the current zoning request.
19SN0529: Approved (12/2018)
Amendment of previously approved zoning Case 89SN0529 revising allowable land uses on Tracts CC-6 and CC-7 (Parcels
7 and 8 of the Lower Magnolia Green Conceptual Plan. The original Magnolia Green zoning (89SN0343) permitted
Regional Business (C-4) uses (which included multi-family residential uses limited to 30% of the overall tract) for the
subject property. This amendment replaced the Regional Business (C-4) uses with a “Life Plan” community, to include a
maximum of 1,130 multi-family (independent) residential units and a 192-bed group care facility use (assisted and skilled
care beds), commercial (40,000 square feet) and service uses, and recreational amenities.
Comprehensive Plan – Land Use Plan Designation
The Comprehensive Plan designates the Property for Regional Mixed Use. The designation suggests the property is
appropriate for an integrated mixture of corporate office, commercial, light industrial/research and development and
higher density residential uses with public spaces. Urban and traditional design standards should be used to ensure
integration of uses and to achieve high intensity and density development. Flexibility should be used to encourage
innovative and creative design and high-quality development.
Proposal
Amendment of zoning Case 19SN0529 relative to master plan, uses, and density is proposed. Specifically, the applicant
is proposing to replace the “Life Plan” community approved in zoning case 19SN0529 for Tracts CC-6 and CC-7 (Parcels 7
and 8 of the Lower Magnolia Green Conceptual Plan), known as Summit at Magnolia Green, with an active adult, age-
restricted community. The life plan community permitted a density of 1,130 dwelling units, 192 assisted living beds, and
40,000 square feet of retail. The active adult (age-restricted) community proposed by the applicant provides 900
independent living units, in a variety of housing types, with both for sale and for rent options, details of which are
provided in this report. A maximum of twelve (12) units per acre are being proposed. As outlined in Table 1 below, the
current proposal reduces the density for the subject area and removes skilled nursing and memory care living units, as
well as commercial uses previously planned.
19SN0529 Current Case
Retail 40,000 max sq. ft. Not proposed
Assisted Living 192 beds Not proposed
Independent Living/Multi-Family 1,130 900 (-230)
*Multi-family also referred to as multiple family in
19SN0529 and current Textual Statement
Table 1
Similar to the layout of the previous approval, the active adult community is planned within four (4) land bays shown on
Exhibit A, the proposed conceptual plan. The amendment specifies the type of dwellings to be developed in each land
bay and the corresponding conditions for each land bay, in the associated Textual Statement. The applicant has
indicated the objective is to create variety housing options with different types of dwellings in each of the land bays.
The housing types being proposed include townhouses with garages, flats with and without garages, and multi-family
buildings, both for sale and for rent.
Planning
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Figure 3 – Exhibit A, Proposed Layout Plan
Amenities provided for the community are similar to those approved with the previously approved Life Plan community
and include:
Greenway areas with trails
Pedestrian ways as approved with pedestrian access plan (at subdivision or site plan)
Amenity areas
o A minimum of two to be provided
Each a minimum of .5 acre in size, and shall include:
Dog park
Pickleball courts (minimum of two courts)
Greenspace with landscaping and hardscaping
o With one or more of the following
Play area
Pavilion
Fire pit
Outdoor game area
Benches
Eating area
Or similar improvements
Clubhouse(s)
o Up to two (2) clubhouses may be provided (see Textual Statement 8. d. for details)
Minimum square footage of 7,500 sq. ft. with a pool if only for-sale units within community
Second clubhouse with minimum square footage of 4,000 sq. ft. with pool if both for-sale and
for-rent units within the community
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The exceptions in this request are solely for the purpose of promoting an integrated plan that is no less beneficial to the
occupants of the development and other area properties than what would be obtained with the requirements of the
Zoning Ordinance.
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 a general overview of design requirements as part of this request for Tracts CC-6 and CC-7
(Parcels 7 and 8 of the Lower Magnolia Green Conceptual Plan) described in further detail in the Textual Statement:
Development Design
o Conceptual Master Plan
o Integrated development with quality building materials throughout
o Open space and greenways, and sidewalks and trail network through the development
o Decorative and coordinated street lighting throughout the development
o Buffering of development along future Powhite Parkway
o Variety of housing types, including for rent single-family, for rent townhome, and for sale single-family
Residential Development - Townhouses
o Conceptual elevations
o Quality exterior façade materials, acceptable siding materials include brick, stone, masonry, fiber
cement siding (such as HardiePlank, HardieShingle, and HardieTrim), engineered wood siding (such as LP
SmartSide), or high-grade vinyl. For slab-on-grade foundations, there shall be a minimum vertical heigh
of eighteen inches (18”) of brick, brick veneer, stone, cultured stone, stone veneer or, another masonry
material
o Architectural/dimensional asphalt composition shingle or standing seam metal roofs with thirty (30)
year warranty
o Variation in unit front elevations
o Front stoops and porches shall be constructed with continuous foundation walls or masonry piers to
match the foundation of the home
o Foundation planting beds shall be required along the entire front façade of buildings excluding garages,
stairs and walkways accessing porches and patios trees (6’-8’ at the time of planting)
o All private driveways shall be a minimum of twenty feet (20’) as measured from the back of such
sidewalk and the face of a front-loaded garage door
o HVAC units and generators installed as fixtures shall be screened initially from view of roads by
landscaping or low maintenance material
o Front-loaded garage door shall use an upgraded garage door
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Residential Development – Flats with and without garages
o Conceptual elevations
o Quality exterior façade materials, acceptable siding materials include brick, stone, masonry, fiber
cement siding (such as HardiePlank, HardieShingle, and HardieTrim), engineered wood siding (such as LP
SmartSide), or high-grade vinyl. For slab-on-grade foundations, there shall be a minimum vertical heigh
of eighteen inches (18”) of brick, brick veneer, stone, cultured stone, stone veneer or, another masonry
material
o Architectural/dimensional asphalt composition shingle or standing seam metal roofs with thirty (30)
year warranty
o Variation in unit front elevations
o A minimum of two (2) materials shall be used on any façade of all buildings
o Front stoops and porches shall be constructed with continuous foundation walls or masonry piers to
match the foundation of the home
o Foundation planting beds shall be required along the entire front façade of buildings excluding garages,
stairs and walkways accessing porches and patios trees (6’-8’ at the time of planting)
o All private driveways shall be a minimum of twenty feet (20’) as measured from the back of such
sidewalk and the face of a front-loaded garage door
o HVAC units and generators installed as fixtures shall be screened initially from view of roads by
landscaping or low maintenance material
o Front-loaded garage door shall use an upgraded garage door (if garage provided)
Residential Development – Multi-family dwellings
o Conceptual elevations
o Roofs with thirty (30) year warranty
o Building facades shall have a minimum of twenty-five (25) percent brick or stone masonry
o Quality exterior façade materials, acceptable siding materials include brick, brick veneer, stone, cast
stone, cultured stone, other masonry materials, fiber cement siding (such as HardiePlank, HardieShingle,
and HardieTrim), engineered wood siding (such as LP SmartSide), or another masonry architectural
element
o Supplemental landscaping shall be provided around the perimeter of all new multiple-family buildings
and within common areas not occupied by recreational facilities or other structures
o HVAC units and generators installed as fixtures shall be screened initially from view of roads by
landscaping or low maintenance material
o Access control
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Current Zoning Map
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No comment on this request.
No comment on this request.
Service Area
The Magnolia Green Fire Station, Company Number 25
Community Fire Protection Capabilities Assessment*
Insurance Service Office (ISO) Public Protection Classification (PPC) Class 2Y
Anticipated Impacts On Fire & EMS
Call Load in Immediate Service Area During Previous Fiscal Year 1529
Projected Calls Generated Yearly by Proposed Development 405
Projected Call Load Increase in Immediate Service Area by Proposed Development 26%
Drive And Response Times
Response Zone/Response Time Goal* Urban / 7
Minutes
Road Miles from Closest Fire Station 6.5 miles
Estimated Drive Time from Closest Fire Station1 10:00
minutes
Estimated Response Time for First Unit on Scene2 13:00
minutes
Planned Capital Facility Improvements
Additional Information
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.
*Additional information relative to Fire & Life Safety’s Mission and Service Profile, Community
Fire Protection Capabilities Assessment, and Response Time Goals can be found in the Appendix.
1 Drive-time estimates are exclusive of potential delays due to weather, traffic, or blockage of response routes.
2 Estimates assume response units and personnel are in the station and available to respond at the time of an incident and include 1
min 30 sec for 911 call processing and dispatch, and up to 1 min 30 sec for firefighter turnout.
No comment on this request.
No comment on this request.
Supplemental Analysis
Community Enhancement
Environmental Engineering
Fire & Emergency Medical Services
Libraries
Parks & Recreation
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Division Beat District
Swift Creek 36 Matoaca
Road Miles from Closest Division Facility 5.0
Current Officers per 1,000 County Residents 1.48
Crime Rate for Group A Incidents1 per 100,000 Residents 3,741
Anticipated Increase in District Calls for Service 517
Average Response Time for Priority One Calls
Average Response Time / Priority One Time Goal2 4.59 Min./
<3 Min.
Planned Capital Facility Improvements
No new CCPD facilities are planned in the immediate vicinity of this development.
Additional Information
Applicant included CCPD-recommended proffers related to CBU illumination and building
electronic access control measures (electronic keypads) that facilitate police building access in
Land Bays 2 and 4.
1 Includes crimes such as, but not limited to: assault, larceny, murder, burglary, and robbery.
2 Response-time estimates are exclusive of potential delays due to weather, traffic, or blockage of response routes.
This application is for an age-restricted development containing a maximum of 900 dwelling units, which is an overall
reduction in number of total dwelling units. No students are anticipated from this proposal.
In December 2018, the Board of Supervisors approved a rezoning case (19SN0529) that permitted a Life Plan
Community, consisting of 1,130 continuing care/independent dwelling units, 192 assisted living units, 30,000 square feet
of retail, and 10,000 square feet of office. Based on that density, it was anticipated the development could generate
6,200 average daily trips. With this request, the applicant is amending the request to permit an Active Adult (55+)
Community consisting of 900 dwelling units. Based on those number of units and applying trip generation rates for a
senior adult multi-family housing unit, development could generate approximately 3,000 average daily trips. Traffic
generated by development of the property will initially be distributed along Magnolia Green Parkway . The
Comprehensive Plan, which includes the Thoroughfare Plan, identifies county-wide transportation needs that are
expected to mitigate traffic impacts of future growth. The traffic impact of this request will be addressed through road
improvements associated with the original Magnolia Green zoning case (89SN0343). Below are recommendations and
how the applicant has addressed with this amendment.
Police
Schools
Transportation - County Department of Transportation
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Recommendation Applicant’s
Proposal
On-Site Road Improvements:
Ring Road shall be public with VDOT standard sidewalk (or alternative pedestrian accommodations)
along both sides of the Ring Road, unless otherwise approved by Transportation and Planning
Departments.
As shown on Exhibit A, connectivity shall be provided to the adjacent properties to the east. At time of
plans review, additional connections may be required.
Textual
Statement 8
Section 4
Limited Access Road Setback (Future Powhite Parkway) – Building Setbacks:
Land Bays 1, 2, and 4: Residential buildings on subdivision lots (“for sale”) shall be setback a minimum
of 200 feet from the Powhite Parkway right-of-way, a future limited access road, unless otherwise
approved by the Transportation Department based on an acceptable noise study.
Multi-family buildings (apartments/condominiums) and clubhouses shall be setback a minimum of
ninety (90) feet from the Powhite Parkway right-of-way. Exterior of buildings in Land Bays 1, 2, and 4
that are parallel and adjacent to Powhite Parkway shall be standard construction with addition of an RC-
1 sound attenuation channel and windows in these walls will have a minimum sound transmission
coefficient of 32. (Enforcement of this requirement would be Building Inspections Department.)
All ancillary buildings, parking areas, roadways, and recreation areas shall be setback a minimum of forty
(40) feet from the Powhite Parkway right-of-way.
Textual
Statement 8
Section 6 and
Exhibit A
Upcoming Transportation Projects:
Route 360 (Woodlake Village Parkway – Otterdale Road) Widening: Local funding will be used for conceptual design to
widen Route 360 to three travel lanes, from Woodlake Village Parkway to Otterdale Road, in both directions. Conceptual
design is underway. Completion of preliminary engineering, right-of-way acquisition and construction are contingent on
securing additional funding.
Powhite Parkway Extension – Phases A and B: Design is underway to develop plans for an extension of Powhite
Parkway to Woolridge Road (Phase A). Interchanges are proposed at Charter Colony and Woolridge Road, with
overpasses proposed at Brandermill Parkway and Watermill Parkway. Preliminary engineering for Powhite Parkway
Phase A is underway. A conceptual overview of the corridor for the full extension of Powhite Parkway to Hull Street
Road (Route 360) are available on the Chesterfield Transportation website (Transportation | Chesterfield County, VA).
No improvements beyond Phase A are planned at this time. The graphics depict Chesterfield County’s conceptual plans
for Phase A and Phase B of the Powhite Parkway Extension. VDOT has initiated a review of the project in accordance
with the National Environmental Policy Act (NEPA) and will analyze reasonable alternatives for the Phase B portion of
the project. The county’s design reflects the anticipated alignment shown in the Thoroughfare Plan (PDF), not a final,
approved location of the Powhite Parkway Extension. The final alignment for Phase B will be determined through agency
and public input as well as engineering analyses and environmental studies as part of the NEPA process.
The Virginia Department of Transportation (VDOT) has reviewed zoning Case 24SN1060 to amend zoning Case 19SN0529
to adjust to active living and amend case conditions. A review of the concept plan indicates an extension of Magnolia
Summit Drive along with a proposed public loop road leading to internal land bays.
With loop roads and connections to land bays expected to be public, any future public roads under VDOT maintenance
shall be in accordance with the requirements of the VDOT Road Design Manual for the functional classification and
design speed of the road and with the Secondary Street Acceptance Requirements (SSAR). All proposed sidewalks
Transportation - Virginia Department of Transportation
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proposed in VDOT maintained right-of-way (ROW) shall be designed in accordance with VDOT standards. Any proposed
uncontrolled crossings for the sidewalks/shared use paths will require a pedestrian safety study in accordance with
VDOT standards. Any proposed street trees within VDOT maintained ROW will need to comply with clear zone and
landscaping requirements detailed in Appendix A1 and Appendix B1 of the VDOT Road Design Manual. During the plan
review process, VDOT will require trip generations and turn lane warrant analysis based on the proposed site
improvements.
Stub streets longer than 150 feet will need to comply with SSAR and VDOT Road Design Manual and will need to provide
a turnaround; intersections or intersecting streets on the same side or opposite side shall be spaced a minimum of 200
feet. Additionally, 225 feet of corner clearance from the major street to the minor street (internal subdivision streets or
alley) will need to be provided as detailed in Appendix F of the VDOT Road Design Manual. All proposed subdivision
streets to be state-maintained must comply with all requirements of the 2011 SSAR Regulation, such as roadway width
(with consideration for on-street parking), pedestrian accommodations, and public benefits. It is recommended to
provide a phasing plan to determine compliance with SSAR.
1. The proposed changes to the Textual Statement do not have an impact to the Utilities Department.
2. The existing utility proffers from the previous zoning case are still in effect.
3. The Utilities Department supports this request.
Utilities – Water and Wastewater
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Community Meetings
8/14/2024 – Discussion Topics:
1. Powhite Parkway extension, timeframe, and buffering
2. Timing of proposed development
3. Proposed roadway improvements
4. Construction traffic
5. Details of existing entitled commercial/retail space being removed
6. Location and details of proposed amenities
7. Details of proposed rental units
Planning Commission
2/18/2025: Citizen Comments: No citizens spoke to this request.
Recommendation: Approval with conditions.
Motion: Hylton Second: Sloan
AYES: Petroski, Sloan, Hardin, Hylton, Owens
Community Engagement & Public Hearing
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Staff Note: Both the Planning Commission and Staff recommend approval with the following condition:
1. The Textual Statement dated 2/7/25 submitted by the applicant and attached hereto replaces the
approved Textual Statement of Case 19SN0529 for the development of an Active Adult Community in CC-6
and CC-7 Tracts (Parcels 7 and 8 of the Lower Magnolia Green Conceptual Plan).
Condition
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Staff note - The Textual Statement items of Case 19SN0529 shall be deleted and replaced with the
following Textual Statement.
AN AMENDMENT TO
TEXTUAL STATEMENT
Dated November 14, 2018
Case No. 19SN0529
(the “Textual Statement”)
1. The Applicant hereby amends of Textual Statement Condition 1. of Case 19SN0529 to read as
follows:
** Residential units are permitted in these tracts but are not included for clarity. In any
event, the total number of dwelling units in the development shall not exceed 4886 plus 900
dwelling units as part of an Active Adult (55+) Community (as defined in Textual Statement
Condition 7 herein) to be located in tracts CC-6 and CC-7. Nor shall multiple-family dwelling units
exceed 1446 plus the above-referenced dwelling units as part of an Active Adult (55+) Community
to be located in tracts CC-6 and CC-7.
2. The Applicant hereby amends Textual Statement Condition 2 of Case 19SN0529 to read as follows:
d. tracts CC-6 & 7 shall be reserved for C-4 uses or an Active Adult (55+) Community as provided
herein only;
3. The Applicant hereby amends the chart of Textual Statement Condition 4 of Case 19SN0529 to
modify the CC line as follows:
LAND USE & (1)
HOUSING TYPE
MAX
DENSITY
MINIMUM (2)
LOT SIZE
MAXIMUM % LOT
COVERAGE BY
STRUCTURES
INCLUDING ACCESSORY
BUILDINGS
CC Active Adult (55+) Community
within a Community
(12) N.A. 40% (10)
Textual Statement - Ordinance Exceptions (2/7/2025)
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4. The Applicant hereby amends the chart in Textual Statement Condition 5 of Case 19SN0529 as
follows:
MIN. (3) LOT
WIDTH
STREET
MIN. (4) FRONT
YDS ON NON-
CORNER LOTS
MIN. (5)
SIDE YDS. ON
NON-CORNER
LOTS
MIN
REAR YARDS
HEIGHT
CC
Active
Adult (55+)
Community
within a
Community
Center
See note (11)
for MF and
Stacked
Units.
See attached
lot and
building
standards for
townhomes
on individual
lots
See note (11) for
MF and Stacked
Units.
See attached lot
and building
standards for
townhomes on
individual lots
See note (11) for
MF and Stacked
Units.
See attached lot
and building
standards for
townhomes on
individual lots
See note (11) for
MF and Stacked
Units.
See attached lot
and building
standards for
townhomes on
individual lots
6 stories
(13)
6. The Applicant hereby amends Textual Statement Condition 6 of Case 19SN0529 as follows:
12. Density for the Active Adult (55+) Community shall in no case exceed 900 dwelling units.
13. The maximum building height is six stories plus one level of underground parking.
7. The Applicant hereby amends Textual Statement Condition 7 of Case 19SN0529 to read as follows:
Except as set forth below, for those tracts noted as CC-6 and CC-7, the uses and requirements shall
be in accordance with “Article 3, Division 22, C-4 Regional Business District” and “Article 6, Division
9, Development Requirements – Emerging Growth Areas” of the Chesterfield County Zoning
Ordinance. An Active Adult (55+) Community shall also be permitted as an alternative in lieu of
the foregoing uses. The definition of an “Active Adult (55+) Community” is a master-planned
residential community providing “housing for older persons” in accordance with the criteria set
forth in Code of Virginia Section 36-96.7, et. seq., as amended (the “Active Adult (55+) Community
dwelling units”). Such a community shall provide at least one clubhouse and at least 2 amenity
areas, a greenway within the RPA, and walking paths. An amenity area will include a clubhouse
(with a fitness room and community room), pool, pickleball, outdoor gathering area or as
otherwise modified or supplement at the time of plans review and approval. The community shall
be administered in such a manner as to restrict occupancy of residential dwelling units only to
persons 55 years of age or older. When two persons desire to live together as a family in an Active
Adult (55+) Community dwelling unit, only one of such person must satisfy the 55 years of age or
older requirement. No persons under the age of 19 shall reside in an Active Adult (55+)
Community dwelling unit. Prior to construction of the first dwelling unit, the owner shall prepare
and record restrictive covenants that define the qualification for initial and subsequent occupancy
of any age restricted unit associated with tracts CC-6 and CC-7 and shall further restrict households
to include at least one (1) person who is age 55 years or older and to prohibit person under 19
years of age. This restriction shall be recorded among the land records of Chesterfield County,
Virginia and encumber tracts CC-6 and CC-7 prior to the occupancy of any age restricted unit.
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8. The Applicant hereby amends Textual Statement Condition 8 of Case 19SN0529 as follows:
Required conditions for an Active Adult (55+) Community are as follows:
Exhibits
Exhibit A: “Proposed Draft” layout on “Site Plan Comparison” prepared by VHB, dated December 6, 2024
(“Conceptual Plan”).
Exhibit B: Exhibit B dated March 11, 2024 [one and two story clubhouse options]
Exhibit C: Omitted.
Exhibit D: Exhibit D dated March 11, 2024 [TH with garage]
Exhibit E: Exhibit E dated December 5, 2024 [Flats with garage]
Exhibit F: Exhibit F dated March 11, 2024 [TH with garage - rental]
Exhibit G: Exhibit G dated December 5, 2024 [Flats without garage]
Exhibit H: Exhibit H dated June 25, 2024 [Apartment – 4+ stories]
Applicable To All Of Active Adult (55+) Community
1. Conceptual Plan. The Property shall be developed in general conformance with the Conceptual
Plan. The Conceptual Plan is conceptual in nature and may vary based on the final site plan
depending on the final soil studies, RPA lines, road design, land bay line locations, amenity
locations, VDOT requirements, BMP design and location, pedestrian way design and location, and
other design or engineering reasons. Any substantive changes that do not relate to the prior
sentence shall be approved by the Planning Commission at the time of plans review. In the event
of any conflict between information shown on the Conceptual Plan and these conditions, these
conditions shall control. For clarity, any condition that refers to the Conceptual Plan shall be a
reference to the Conceptual Plan as may need to be modified as permitted in this paragraph. Land
bay references used below shall refer to the building areas labeled as land bays on the Conceptual
Plan. For-sale dwellings shall be located in Land Bay #1. For the other land bays, the preliminary
subdivision plan or site plan submission by the owner, shall also identify which of these other land
bays will be developed with dwellings for-sale or dwellings for-rent. This for-sale or for-rent
designation may be amended administratively as other preliminary plans are amended.
2. Environmental Engineering.
a. Super Silt Fence, or an alternative, as approved by the Department of Environmental
Engineering, shall be provided as a perimeter control.
b. Sediment traps and basins sized at least 25% larger than the minimum Virginia Erosion and
Sediment Control Handbook’s standard shall be provided.
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c. Application of Anionic PAM to denuded areas during construction and final stabilization
shall be provided.
d. Development on slopes 25 percent or greater shall be limited to the maximum extent
practicable.
e. SWM/BMP facilities designed to provide 10/10 pre-post development detention shall be
provided. Any above-ground wet stormwater management facilities shall have a fountain-
type or underwater aerator and shall be designed and landscaped as a water feature for
the development, subject to review and approval by the Director of the Department of
Environmental Engineering at the time of Plan Review.
3. Utilities.
a. The applicant shall connect to Public water and wastewater systems.
b. A revised Lower Magnolia Green Conceptual Plan - Overall Utility Plan shall be submitted
for review and approval by the Utilities Department prior to the submittal of the initial
plans for the development.
c. Consistent with the revised Lower Magnolia Green Conceptual Plan - Overall Utility Plan
and the Amended Lower Magnolia Green Water Line and Water Tank Agreements, a 16”
waterline shall be extended and connected to a public waterline in, or adjacent to, Hull
Street Road, unless a different location is approved at the time of plans review.
d. Upon request by the County, access to the property and easements shall be provided, at
no cost on standard County documents, in a location consistent with the Lower Magnolia
Green Conceptual Plan - Overall Utility Plan, for the construction of public waterlines and
wastewater lines independent of the timing of this development.
4. Ring Road Streetscape.
a. Ring Road. The land bays shown on the Conceptual Plan shall be connected as generally
shown by the solid black line illustrated on the Conceptual Plan with the final location
determined in the owner’s preliminary subdivision plan or site plan submission (the “Ring
Road”). Unless otherwise approved at time of plans review by the Transportation
Department, the Ring Road (solid black lines shown on the Conceptual Plan) shall be a
public road. For the Ring Road, in lieu of the “Buffers and Landscaping” requirements in
the Textual Statement for 89SN0343 and the Ordinance required “Buffers Adjacent to
Roads in Lot Subdivisions” (Section 19.1-263.B), the conditions a. through d. in this Section
4 shall apply. Alternatively, the Ring Road may be designated as a Special Access Road, if
allowed by the Director of Transportation.
b. Street Trees. Street trees shall be provided on both sides of the Ring Road, unless
otherwise approved at the time of plans review and approval. The street trees along the
Ring Road shall be large deciduous trees, unless otherwise approved at the time of plans
review and approval. Street trees located along the Ring Road shall be spaced with an
average spacing of forty (40’) on center, unless otherwise approved at the time of plans
review and approval. These street trees may be located in the right of way or in a lot or in
common area. In the event of conflicts with utilities, easements, sightlines, entrances and
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other conflicts, the required spacing shall be increased. All street trees will be maintained
by the property owners or a property owners’ association, unless VDOT will maintain. For
street trees, the final landscape design and plantings shall be submitted with the
landscape plan for the project at the time of plans review for approval by the Planning
Department.
c. Sidewalk. Unless otherwise approved at time of plans review by the Director of Planning, a
VDOT standard sidewalk (or alternative pedestrian facility(ies) shall be provided along both
sides of the Ring Roads (solid black lines shown on the Conceptual Plan).
d. General. All roads, driveways, and parking areas shall be asphalt, concrete, or another
hard surface material approved by the Planning Director at the time of plans review and
approval, properly drained, and the edges defined by durable means. Pedestrian
walkways adjacent to buildings, roadways and parking areas shall be asphalt, concrete or
an alternative hard surface material approved by the Planning Director at the time of plans
review and approval, except if such walkways are adjacent to the RPA.
5. Lighting.
a. Street Lighting. Street lights, shall be decorative and residential in character with a non-
glare design. Street light poles shall have a maximum height of fifteen (15) feet and shall
be located generally along the Ring Road, with final locations being established with the
applicant’s plan submission at the time of plans review. The exact design and location (but
not the extent) of the street lights shall be approved by the Planning Department in
connection with plan review for each section.
b. Pole-Mounted Lighting. Full cut-off, photocell-activated, minimum 70 CRI-rated LED
luminaires shall illuminate common walkways from parking areas to building with
dwellings, with a minimum maintained illumination level of 0.5 foot-candles, as measured
at grade.
6. Building Setbacks. The following setbacks shall be applicable unless a wider setback is required
elsewhere herein.
a. The principle structures shall be setback a minimum of ten (10) feet from all internal
private drives or public streets with on street parking (where permitted during site
review), and a minimum of ten (10) feet from parking areas and lanes designed for fire
access only.
b. Accessory buildings (including garages) and courtwalls or fences shall be set back a
minimum of four (4) feet from access drives and seven (7) feet from parking areas.
c. Land Bays 1, 2, and 4 as shown on the Conceptual Plan: All residential buildings located on
a subdivided lot (“for-sale”), as determined by the Transportation Department, shall be
setback a minimum of 200 feet from the Powhite Parkway right-of-way. Multiple-family
buildings located on common ownership property (condominiums, apartments) shall be
set back a minimum of 90 feet from the Powhite Parkway right-of-way. The setback for
these buildings shall be set forth in the disclosure materials provided to each future
resident. All clubhouses shall be setback a minimum of 90 feet from the Powhite Parkway
right-of-way. All ancillary buildings (i.e., maintenance), parking areas, roadways and
recreation areas shall be setback a minimum of 40 feet from the Powhite Parkway right-of-
way. The Director of Transportation may reduce the 200 foot setback from the Powhite
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Parkway right-of-way based upon an acceptable noise study at the time of the applicable
plans review and approval.
d. The exterior wall of multiple-family buildings in Land Bays 1, 2 and 4, as shown on the
Conceptual Plan, that are parallel and adjacent to the proposed Powhite Parkway shall be
standard construction, with the addition of an RC-1 sound attenuation channel creating a
1/2” dead air space. Windows installed in these walls will have a minimum sound
transmission coefficient rating of 32. A cross-sectional detail, reviewed and approved by a
certified architect or engineer as to the methodology accomplishing the sound coefficient
rating, shall be included in the building permit application.
7. Buffers.
a. A 40 foot buffer strip (inclusive of any required setback) shall be established and
maintained adjacent to Powhite Parkway right-of-way. Prior to approval of any final site
plan or recordation of any plat on which a buffer is required, the developer shall flag this
buffer strip for inspection by the Planning Department. The area of this buffer strip shall
either be left in its natural state outside of easement areas, if sufficient vegetation exists
to provide adequate screening; or at the request of the developer, be regraded and/or
bermed and planted in accordance with a landscape plan approved by the Planning
Department. Only access(es) approved by the Transportation Department shall be
permitted through this buffer strip. This buffer shall be noted on any final site plans.
b. In the event the Adjacent Community is rezoned to permit the construction of townhome,
stacked dwelling and/or multiple-family dwellings along the shared property line, then no
perimeter landscape buffer and no perimeter building setback and parking setback shall be
required along this shared boundary line.
c. Easements conveyed to the County may be placed within any required buffer and within
any required setback. In the event that an easement conveyed to the County is placed
within the 40 foot buffer strip adjacent to Powhite Parkway right-of-way, then a row of
evergreen trees, planted 10’ on center with an initial planted height of 4’, shall be planted
between the 40’ buffer area containing the County easement and the improvements
planned on the Property pursuant to a landscape plan approved at the time of plans
review and approval. The planned improvements need not be moved to accommodate
these plantings. An alternative planting design may also be approved at the time of plans
review by the Planning Director.
8. Amenities for the Community. The following amenities shall be provided, unless otherwise
approved by the Planning Director at the time of plans review and approval:
a. Greenway. A greenway shall be located as generally illustrated on the Conceptual Plan.
The exact size, location and boundaries of the greenway shall be established by the
applicant’s preliminary subdivision plat or site plan submission. The greenway shall be
improved with a natural trail on both sides of the greenway, as generally illustrated on the
Conceptual Plan. The exact location and width of this trail shall be determined at the time
of plans review in accordance with subsection c. below.
b. Pedestrian Ways. Prior to any subdivision or site plan approval, whichever first occurs, the
owner of the Property shall provide a pedestrian access plan identifying sidewalks and/or
pedestrian paths and/or trails that provide one or more links between sidewalks and the
portions of the Property identified as parks, greenway, and amenity area. Pedestrian
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paths outside of the RPA shall be a minimum of five (5) feet in width and hardscaped
(concrete, asphalt or pavers).
c. Pedestrian Paths in Common Area. Pedestrian paths must be asphalt, concrete or another
hard surface material, unless they are located within the RPA. Pedestrian paths may be
located in a meandering manner through the RPA in accordance with the Department of
Environmental Quality’s Riparian Buffers Modification and Mitigation Guidance Manual,
with the final location, design and material to be approved by the Director of
Environmental Engineering at the time of plans review and approval.
d. Amenity Areas. At least two (2) amenity areas shall be provided for the community. Each
amenity area shall have a minimum acreage of 0.5 acres. The exact location and
boundaries for these amenity areas shall be determined by the owner’s preliminary
subdivision plan or site plan submission. One of these amenity areas may be located
within a community constructed along the eastern side of the Property (the “Adjacent
Community”) and the exact location and boundaries for this amenity area shall be
determined by the preliminary subdivision plan or site plan submitted by the owner of the
Adjacent Community. These amenity areas shall be improved with the improvements
listed below, unless otherwise approved by the Director of Planning at the time of plans
review and approval.
i. A dog park within one of the amenity areas.
ii. Pickleball courts, minimum of 2, within one of the amenity areas.
iii. Within one of the amenity areas, a green space with grass that includes at a
minimum: (i) a minimum of two benches with hardscape below each bench (the
square footage of this hardscape being a minimum of two times the square
footage of the bench seating area), and (ii) landscaping identified on the landscape
plan submitted by the owner at the time of plans review.
iv. One or more of the following within each of the two amenity areas: play area, a
second covered pavilion, a fire pit area, outdoor game area, benches, hardscaped
patio area, outdoor eating area or other similar improvements.
v. One clubhouse, with a minimum square footage of 7,500 and with a pool, if only
for-sale dwelling uses area located within the community, as determined at the
time of preliminary plan approval. The pool shall be constructed with the
clubhouse weather permitting.
vi. A second clubhouse, with a minimum square footage of 4,000 and with a pool, if
both for-sale and for-rent dwelling uses area located within the community, as
determined at the time of preliminary plan approval.
vii. The clubhouse(s) shall be constructed in accordance with the following
development standards:
1. Construction of the clubhouse building within an on-site amenity area
shall be in general conformance with one of the architectural appearances
(one-story or two-story) shown on the illustrative elevations in Exhibit B or
another architectural appearance approved by the Planning Director at the
time of plans review. Subsequent to plans approval, the owner may also
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request approval of another architectural appearance by the Planning
Director. The illustrative elevations are conceptual in nature and may vary
in detail at the time of plans review. For example, the location of
materials, types of material, use of covered porches, and other
architectural detailing may change. A clubhouse constructed within an
amenity area in the Adjacent Community shall be constructed in
accordance with the zoning requirements for the Adjacent Community.
2. Acceptable siding materials include brick, stone, masonry, fiber cement
siding (such as HardiePlank, HardieShingle, and HardieTrim), or engineered
wood siding (such as LP SmartSide). Dutch lap, plywood, vinyl and metal
siding are not permitted siding materials. Other materials may be used for
parapets, cornices, surrounds, trim, architectural decorations, and design
elements. Roof materials shall be 30 year (minimum)
architectural/dimensional asphalt composition shingle or standing seam
metal. Material used on flat roofs shall have a minimum 30 year warranty.
Applicable To a Land Bay with For-Sale Dwellings
9. Applicable to Townhomes.
a. Road Width. The minimum width of public or private roads providing general circulation,
but not alleys or drive aisles, shall be 32’ face-of -curb to face-of-curb.
b. Architecture. Construction of townhome buildings shall be in general conformance with
the architectural appearance shown on the illustrative elevations in Exhibit D or another
architectural appearance approved by the Planning Director at the time of plans review.
Subsequent to plans approval, the owner may also request approval of another
architectural appearance by the Planning Director. The illustrative elevations are
conceptual in nature and may vary in detail at the time of plans review. For example, the
location of materials, types of material, use of stoops, use of covered porches, and other
architectural detailing may change from building to building.
c. Exterior Facades and Roofs.
i. Roof materials shall be 30 year (minimum) architectural/dimensional asphalt
composition shingle or standing seam metal. Material used on flat roofs shall have
a minimum 30 year warranty.
ii. Acceptable siding materials include brick, stone, masonry, fiber cement siding
(such as HardiePlank, HardieShingle, and HardieTrim), engineered wood siding
(such as LP SmartSide), or high-grade vinyl (a minimum of .044” nominal thickness
as evidenced by manufacturer’s printed literature). Dutch lap, plywood, and metal
siding are not permitted. Other materials may be used for parapets, cornices,
surrounds, trim, architectural decorations, and design elements.
iii. A minimum of two (2) facing materials shall be used on any façade of all buildings.
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d. Variation in Unit Front Elevations. Units within the same building with the same front
elevation may not be attached to each other. Variation in the front elevation may not be
achieved by simply mirroring the façade, but may be accomplished by providing at least
three (3) of the following architectural changes:
i. Adding masonry elements above the masonry required for the foundation.
ii. Changing the location of roof type, roof line, front facing gable(s) and/or dormers.
iii. Changing the style of roof type, roof line, front facing gable(s) and/or dormers.
iv. Providing varied siding application using horizontal siding, shake siding or board
and batten siding.
v. Providing varied color application.
vi. Adding or removing a porch.
vii. Adding or removing a covered stoop.
viii. Adding projections such as bay/box windows, second floor balconies, or accent
roofs.
ix. Changing the unit width.
x. Any other element of architectural variation as approved by the Director of
Planning.
In addition, this variation obligation may be achieved on a building by building basis only if
approved by the Director of Planning at the time of plans review and approval. If the Planning
Director does not approve, then the owner may submit the proposed building by building variation
to the Planning Commission for approval and satisfaction of this variation obligation.
e. Foundation Treatment. For slab-on-grade foundations, there shall be a minimum vertical
heigh of eighteen inches (18”) of brick, brick veneer, stone, cultured stone, stone veneer
or, another masonry material approved by the Planning Director above grade utilized on
all front and side elevations.
f. Porches & Stoops. Front stoops and porches shall be construed with continuous
foundation walls or masonry piers to match the foundation of the home.
g. Foundation Plantings. Foundation planting beds shall be required along the entire front
façade of buildings excluding garages, stairs and walkways accessing porches and patios.
Foundation planting beds that extend a minimum of one third (1/3) of the length of the
side elevation (as measured from the front corner of the unit) are also required on building
side elevations that are adjacent to public streets. Foundation planting beds shall contain
a minimum of fifty (50) percent evergreen material with one (1) shrub per three (3) linear
feet wide as measured from the unit foundation. Unit corners shall be visually softened
with vertical accent shrubs (4’-5’ at the time of planting) or small evergreen trees (6’-8’ at
the time of planting).
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h. Driveways. All private driveways shall be hardscaped (concrete, asphalt or pavers). If a
driveway connects to a sidewalk located outside of the public right of way, then the length
of the driveway shall be a minimum of twenty feet (20’) as measured from the back of
such sidewalk and the face of a front-loaded garage door.
i. Front Walks. Front walks shall be provided from the driveway or sidewalk to the front
entrance of a dwelling. All front walks shall be a minimum of three (3) feet in width and
hardscaped (concrete, asphalt or pavers).
j. Heating, Ventilation and Air Conditioning (HVAC) Units and Generators. HVAC units and
generators installed as fixtures shall be screened initially from view of roads by
landscaping or low maintenance material, as approved by the Planning Department. If an
HVAC unit and/or generator is located between two driveways that access an Alley, the
HVAC unit and/or generator need only be screened on the side that faces the Alley that
provides access to the driveways.
k. Garage Doors. Any front-loaded garage door shall use an upgraded garage door. An
upgraded garage door is any door that meets one of the following two (2) requirements:
i. A minimum of three (3) enhanced features are provided on the garage
door. Enhanced features shall include windows, raised panels, decorative panels,
arches, ornamental hardware 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 shall be prohibited.
ii. The garage door provides an enhanced architectural style that relates to the
architecture of the dwelling the garage serves. Enhanced architectural style shall
mean the use of color, panels and/or windows to reflect an architectural style such
as contemporary, modern, modern farmhouse, mediterranean, colonial, and
tudor. The architectural style may be evidenced by manufacturer printed material.
l. CBU Lighting. CBUs shall be lighted so that there is a minimum foot candle of 0.5 fc at the
20’ circumference measured from the center of the CBU, unless otherwise required by
VDOT or otherwise approved by the Police Department at the time of plans review.
10. Applicable to 2-Story Flats with a Garage (Stacked Unit Dwelling Use)
a. Road Width. The minimum width of public or private roads providing general circulation,
but not alleys or drive aisles, shall be 32’ face-of -curb to face-of-curb.
b. Architecture. Development of stacked unit dwellings shall be in general conformance with
the elevations in Exhibit E or another architectural appearance approved by the Planning
Commission at the time of plans review. Subsequent to plans approval, the owner may
also request approval of another architectural appearance by the Planning Commission.
The illustrative elevations are conceptual in nature and may vary in detail at the time of
plans review. For example, the location of materials, types of material, use of stoops, use
of covered porches, and other architectural detailing may change from building to
building.
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c. Exterior Facades.
i. Roof materials shall be 30 year (minimum) architectural/dimensional asphalt
composition shingle or standing seam metal. Material used on flat roofs shall have
a minimum 30 year warranty.
ii. Acceptable siding materials include brick, stone, masonry, fiber cement siding
(such as HardiPlank, HardieShingle, and HardieTrim), engineered wood siding (such
as LP SmartSide), or high-grade vinyl (a minimum of .044” nominal thickness as
evidenced by manufacturer’s printed literature). Dutch lap, plywood, and metal
siding are not permitted. Other materials may be used for parapets, cornices,
surrounds, trim, architectural decorations, and design elements.
iii. A minimum of two (2) facing materials shall be used on any façade of all buildings.
d. Variation in Unit Front Elevations. Units within the same building with the same front
elevation may not be attached to each other. Variation in the front elevation may not be
achieved by simply mirroring the façade, but may be accomplished by providing at least
three (3) of the following architectural changes:
i. Adding masonry elements above the masonry required for the foundation.
ii. Changing the location of roof type, roof line, front facing gable(s) and/or dormers.
iii. Changing the style of roof type, roof line, front facing gable(s) and/or dormers.
iv. Providing varied siding application using horizontal siding, shake siding or board
and batten siding.
v. Providing varied color application.
vi. Adding or removing a porch.
vii. Adding or removing a covered stoop.
viii. Adding projections such as bay/box windows, second floor balconies, or accent
roofs.
ix. Changing the unit width.
x. Any other element of architectural variation as approved by the Director of
Planning.
In addition, this variation obligation may be achieved on a building by building basis only if
approved by the Director of Planning at the time of plans review and approval. If the Planning
Director does not approve, then the owner may submit the proposed building by building variation
to the Planning Commission for approval and satisfaction of this variation obligation.
e. Porches & Stoops. Front stoops and porches shall be construed with continuous
foundation walls or masonry piers to match the foundation of the home.
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f. Foundation Plantings. Foundation planting beds shall be required along the entire front
façade of buildings excluding garages, stairs and walkways accessing porches and patios.
Foundation planting beds that extend a minimum of one third (1/3) of the length of the
side elevation (as measured from the front corner of the unit) are also required on building
side elevations that are adjacent to public streets. Foundation planting beds shall contain
a minimum of fifty (50) percent evergreen material with one (1) shrub per three (3) linear
feet wide as measured from the unit foundation. Unit corners shall be visually softened
with vertical accent shrubs (4’-5’ at the time of planting) or small evergreen trees (6’-8’ at
the time of planting).
g. Driveways. All private driveways shall be hardscaped (concrete, asphalt or pavers). If a
driveway connects to a sidewalk located outside of the public right of way, then the length
of the driveway shall be a minimum of twenty feet (20’) as measured from the back of
such sidewalk and the face of a front-loaded garage door.
h. Front Walks. Front walks shall be provided from the driveway or sidewalk to the front
entrance of a dwelling. All front walks shall be a minimum of three (3) feet in width and
hardscaped (concrete, asphalt or pavers).
i. Heating, Ventilation and Air Conditioning (HVAC) Units and Generators. HVAC units and
generators installed as fixtures shall be screened initially from view of roads by
landscaping or low maintenance material, as approved by the Planning Department. If an
HVAC unit and/or generator is located between two driveways that access an Alley, the
HVAC unit and/or generator need only be screened on the side that faces the Alley that
provides access to the driveways.
j. Garage Doors. Any front-loaded garage door shall use an upgraded garage door. An
upgraded garage door is any door that meets one of the following two (2) requirements:
i. A minimum of three (3) enhanced features are provided on the garage
door. Enhanced features shall include windows, raised panels, decorative panels,
arches, ornamental hardware 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 shall be prohibited.
ii. The garage door provides an enhanced architectural style that relates to the
architecture of the dwelling the garage serves. Enhanced architectural style shall
mean the use of color, panels and/or windows to reflect an architectural style such
as contemporary, modern, modern farmhouse, mediterranean, colonial, and
tudor. The architectural style may be evidenced by manufacturer printed material.
k. CBU Lighting. CBUs shall be lighted so that there is a minimum foot candle of 0.5 fc at the
20’ circumference measured from the center of the CBU, unless otherwise required by
VDOT or otherwise approved by the Police Department at the time of plans review.
11. Applicable to 2-Story Flats without a Garage (Stacked Unit Dwelling Use)
a. Architecture. Development of stacked unit dwellings shall be in general conformance with
the elevations in Exhibit G or another architectural appearance approved by the Planning
Commission at the time of plans review. Subsequent to plans approval, the owner may
also request approval of another architectural appearance by the Planning Commission.
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The illustrative elevations are conceptual in nature and may vary in detail at the time of plans
review. For example, the location of materials, types of material, use of stoops, use of covered
porches, and other architectural detailing may change from building to building.
b. Exterior Facades.
i. Roof materials shall be 30 year (minimum) architectural/dimensional asphalt
composition shingle or standing seam metal. Material used on flat roofs shall have
a minimum 30 year warranty.
ii.Acceptable siding materials include brick, stone, masonry, fiber cement siding
(such as HardiPlank, HardieShingle, and HardieTrim), engineered wood siding (such
as LP SmartSide), or high-grade vinyl (a minimum of .044” nominal thickness as
evidenced by manufacturer’s printed literature). Dutch lap, plywood, and metal
siding are not permitted. Other materials may be used for parapets, cornices,
surrounds, trim, architectural decorations, and design elements.
iii. A minimum of two (2) facing materials shall be used on any façade of all buildings.
c. Variation in Unit Front Elevations. Units within the same building with the same front
elevation may not be attached to each other. Variation in the front elevation may not be
achieved by simply mirroring the façade, but may be accomplished by providing at least
three (3) of the following architectural changes:
i. Adding masonry elements above the masonry required for the foundation.
ii. Changing the location of roof type, roof line, front facing gable(s) and/or dormers.
iii. Changing the style of roof type, roof line, front facing gable(s) and/or dormers.
iv. Providing varied siding application using horizontal siding, shake siding or board
and batten siding.
v. Providing varied color application.
vi. Adding or removing a porch.
vii. Adding or removing a covered stoop.
viii. Adding projections such as bay/box windows, second floor balconies, or accent
roofs.
ix. Changing the unit width.
x. Any other element of architectural variation as approved by the Director of
Planning.
In addition, this variation obligation may be achieved on a building by building basis only if
approved by the Director of Planning at the time of plans review and approval. If the Planning
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Director does not approve, then the owner may submit the proposed building by building variation
to the Planning Commission for approval and satisfaction of this variation obligation.
d. Porches & Stoops. Front stoops and porches shall be construed with continuous
foundation walls or masonry piers to match the foundation of the home.
e. Foundation Plantings. Foundation planting beds shall be required along the entire front
façade of buildings excluding garages, stairs and walkways accessing porches and patios.
Foundation planting beds that extend a minimum of one third (1/3) of the length of the
side elevation (as measured from the front corner of the unit) are also required on building
side elevations that are adjacent to public streets. Foundation planting beds shall contain
a minimum of fifty (50) percent evergreen material with one (1) shrub per three (3) linear
feet wide as measured from the unit foundation. Unit corners shall be visually softened
with vertical accent shrubs (4’-5’ at the time of planting) or small evergreen trees (6’-8’ at
the time of planting).
f. Front Walks. Front walks shall be provided from the driveway or sidewalk to the front
entrance of a dwelling. All front walks shall be a minimum of three (3) feet in width and
hardscaped (concrete, asphalt or pavers).
g. Heating, Ventilation and Air Conditioning (HVAC) Units and Generators. HVAC units and
generators installed as fixtures shall be screened initially from view of roads by
landscaping or low maintenance material, as approved by the Planning Department. If an
HVAC unit and/or generator is located between two driveways that access an Alley, the
HVAC unit and/or generator need only be screened on the side that faces the Alley that
provides access to the driveways.
12. CBU Lighting. CBUs shall be lighted so that there is a minimum foot candle of 0.5 fc at the 20’
circumference measured from the center of the CBU, unless otherwise required by VDOT or
otherwise approved by the Police Department at the time of plans review.
Applicable to a Land Bay with For-Rent Dwellings
13. Applicable to Townhomes (Not on Individual Lots).
a. Architecture. Construction of townhome buildings shall be in general conformance with
the architectural appearance shown on the illustrative elevations in Exhibit F or another
architectural appearance approved by the Planning Director at the time of plans review.
Subsequent to plans approval, the owner may also request approval of another
architectural appearance by the Planning Director. The illustrative elevations are
conceptual in nature and may vary in detail at the time of plans review. For example, the
location of materials, types of material, use of stoops, use of covered porches, and other
architectural detailing may change from building to building.
b. Exterior Facades and Roofs.
i. Roof materials shall be 30 year (minimum) architectural/dimensional asphalt
composition shingle or standing seam metal. Material used on flat roofs shall have
a minimum 30 year warranty.
ii. Acceptable siding materials include brick, stone, masonry, fiber cement siding
(such as HardiePlank, HardieShingle, and HardieTrim), engineered wood siding
(such as LP SmartSide), or high-grade vinyl (a minimum of .044” nominal thickness
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as evidenced by manufacturer’s printed literature). Dutch lap, plywood, and metal
siding are not permitted. Other materials may be used for parapets, cornices,
surrounds, trim, architectural decorations, and design elements.
iii. A minimum of two (2) facing materials shall be used on any façade of all buildings.
c. Variation in Unit Front Elevations. Units within the same building with the same front
elevation may not be attached to each other. Variation in the front elevation may not be
achieved by simply mirroring the façade, but may be accomplished by providing at least
three (3) of the following architectural changes:
i. Adding masonry elements above the masonry required for the foundation.
ii. Changing the location of roof type, roof line, front facing gable(s) and/or dormers.
iii. Changing the style of roof type, roof line, front facing gable(s) and/or dormers.
iv. Providing varied siding application using horizontal siding, shake siding or board
and batten siding.
v. Providing varied color application.
vi. Adding or removing a porch.
vii. Adding or removing a covered stoop.
viii. Adding projections such as bay/box windows, second floor balconies, or accent
roofs.
ix. Changing the unit width.
x. Any other element of architectural variation as approved by the Director of
Planning.
In addition, this variation obligation may be achieved on a building by building basis only if
approved by the Director of Planning at the time of plans review and approval. If the Planning
Director does not approve, then the owner may submit the proposed building by building variation
to the Planning Commission for approval and satisfaction of this variation obligation.
d. Foundation Treatment. For slab-on-grade foundations, there shall be a minimum vertical
height of eighteen inches (18”) of brick, brick veneer, stone, cultured stone or stone
veneer, or another masonry material approved by the Planning Director above grade on all
front and side elevations.
e. Porches & Stoops. Front stoops and porches shall be construed with continuous
foundation walls or masonry piers to match the foundation of the home.
f. Foundation Plantings. Foundation planting beds shall be required along the entire front
façade of buildings excluding garages, stairs and walkways accessing porches and patios.
Foundation planting beds that extend a minimum of one third (1/3) of the length of the
side elevation (as measured from the front corner of the unit) are also required on building
side elevations that are adjacent to public streets. Foundation planting beds shall contain
a minimum of fifty (50) percent evergreen material with one (1) shrub per three (3) linear
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feet wide as measured from the unit foundation. Unit corners shall be visually softened
with vertical accent shrubs (4’-5’ at the time of planting) or small evergreen trees (6’-8’ at
the time of planting).
g. Driveways. All private driveways shall be hardscaped (concrete, asphalt or pavers). If a
driveway connects to a sidewalk located outside of the public right of way, then the length
of the driveway shall be a minimum of twenty feet (20’) as measured from the back of
such sidewalk and the face of a front-loaded garage door.
h. Front Walks. Front walks shall be provided from the driveway or sidewalk to the front
entrance of a dwelling. All front walks shall be a minimum of three (3) feet in width and
hardscaped (concrete, asphalt or pavers).
i. Heating, Ventilation and Air Conditioning (HVAC) Units and Generators. HVAC units and
generators installed as fixtures shall be screened initially from view of roads by
landscaping or low maintenance material, as approved by the Planning Department. If an
HVAC unit and/or generator is located between two driveways that access an Alley, the
HVAC unit and/or generator need only be screened on the side that faces the Alley that
provides access to the driveways.
j. Garage Doors. Any front-loaded garage door shall use an upgraded garage door. An
upgraded garage door is any door that meets one of the following two (2) requirements:
i. A minimum of three (3) enhanced features are provided on the garage
door. Enhanced features shall include windows, raised panels, decorative panels,
arches, ornamental hardware 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 shall be prohibited.
ii. The garage door provides an enhanced architectural style that relates to the
architecture of the dwelling the garage serves. Enhanced architectural style shall
mean the use of color, panels and/or windows to reflect an architectural style such
as contemporary, modern, modern farmhouse, mediterranean, colonial, and
tudor. The architectural style may be evidenced by manufacturer printed material.
k. CBU Lighting. CBUs shall be lighted so that there is a minimum foot candle of 0.5 fc at the
20’ circumference measured from the center of the CBU, unless otherwise required by
VDOT or otherwise approved by the Police Department at the time of plans review.
14. Applicable to 2-Story Flats without a Garage (Stacked Unit Dwelling Use)
a. Architecture. Development of stacked unit dwellings shall be in general conformance with
the elevations in Exhibit G or another architectural appearance approved by the Planning
Commission at the time of plans review. Subsequent to plans approval, the owner may
also request approval of another architectural appearance by the Planning Commission.
The illustrative elevations are conceptual in nature and may vary in detail at the time of
plans review. For example, the location of materials, types of material, use of stoops, use
of covered porches, and other architectural detailing may change from building to
building.
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b. Exterior Facades.
i. Roof materials shall be 30 year (minimum) architectural/dimensional asphalt
composition shingle or standing seam metal. Material used on flat roofs shall have
a minimum 30 year warranty.
ii.Acceptable siding materials include brick, stone, masonry, fiber cement siding (such
as HardiPlank, HardieShingle, and HardieTrim), engineered wood siding (such as LP
SmartSide), or high-grade vinyl (a minimum of .044” nominal thickness as evidenced
by manufacturer’s printed literature). Dutch lap, plywood, and metal siding are not
permitted. Other materials may be used for parapets, cornices, surrounds, trim,
architectural decorations, and design elements.
iii. A minimum of two (2) facing materials shall be used on any façade of all buildings.
c. Variation in Unit Front Elevations. Units within the same building with the same front
elevation may not be attached to each other. Variation in the front elevation may not be
achieved by simply mirroring the façade, but may be accomplished by providing at least
three (3) of the following architectural changes:
i. Adding masonry elements above the masonry required for the foundation.
ii. Changing the location of roof type, roof line, front facing gable(s) and/or dormers.
iii. Changing the style of roof type, roof line, front facing gable(s) and/or dormers.
iv. Providing varied siding application using horizontal siding, shake siding or board
and batten siding.
v. Providing varied color application.
vi. Adding or removing a porch.
vii. Adding or removing a covered stoop.
viii. Adding projections such as bay/box windows, second floor balconies, or accent
roofs.
ix. Changing the unit width.
x. Any other element of architectural variation as approved by the Director of
Planning.
In addition, this variation obligation may be achieved on a building by building basis only if
approved by the Director of Planning at the time of plans review and approval. If the Planning
Director does not approve, then the owner may submit the proposed building by building variation
to the Planning Commission for approval and satisfaction of this variation obligation.
d. Porches & Stoops. Front stoops and porches shall be construed with continuous
foundation walls or masonry piers to match the foundation of the home.
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e. Foundation Plantings. Foundation planting beds shall be required along the entire front
façade of buildings excluding garages, stairs and walkways accessing porches and patios.
Foundation planting beds that extend a minimum of one third (1/3) of the length of the
side elevation (as measured from the front corner of the unit) are also required on building
side elevations that are adjacent to public streets. Foundation planting beds shall contain
a minimum of fifty (50) percent evergreen material with one (1) shrub per three (3) linear
feet wide as measured from the unit foundation. Unit corners shall be visually softened
with vertical accent shrubs (4’-5’ at the time of planting) or small evergreen trees (6’-8’ at
the time of planting).
f. Front Walks. Front walks shall be provided from the driveway or sidewalk to the front
entrance of a dwelling. All front walks shall be a minimum of three (3) feet in width and
hardscaped (concrete, asphalt or pavers).
g. Heating, Ventilation and Air Conditioning (HVAC) Units and Generators. HVAC units and
generators installed as fixtures shall be screened initially from view of roads by
landscaping or low maintenance material, as approved by the Planning Department. If an
HVAC unit and/or generator is located between two driveways that access an Alley, the
HVAC unit and/or generator need only be screened on the side that faces the Alley that
provides access to the driveways.
h. CBU Lighting. CBUs shall be lighted so that there is a minimum foot candle of 0.5 fc at the
20’ circumference measured from the center of the CBU, unless otherwise required by
VDOT or otherwise approved by the Police Department at the time of plans review.
15. Applicable to Multiple-Family Dwelling Units (Apartment)
a. Architecture. The apartment buildings shall be constructed in general conformance with
the illustrative elevation in Exhibit H or another architectural appearance approved by the
Planning Director at the time of plans review. Subsequent to plans approval, the owner
may also request approval of another architectural appearance by the Planning Director.
b. Exterior Materials.
i. Roof materials shall be warranted for at least 30 years as demonstrated by the
manufacturers printed material.
ii. The facade of the building shall have a minimum of twenty-five (25) percent brick
or stone masonry in the aggregate. The height of the brick and stone shall be
permitted to vary to allow for a mixture of design features. Measurement of the
requirement for masonry façade treatment shall be exclusive of windows, gable
vents, dormers, doors, trim, soffit, fascia, balconies and porches.
iii. Acceptable siding materials include brick, brick veneer, stone, cast stone, cultured
stone, other masonry materials, fiber cement siding (such as HardiePlank,
HardieShingle, and HardieTrim), engineered wood siding (such as LP SmartSide), or
another masonry architectural element approved by the Planning Director, or
another material approved by the Planning Director. Decorative metal panels or
siding and EIFS shall not be used, unless approved by the Planning
Director. Plywood and vinyl siding are not permitted. Other materials may be
used for parapets, cornices, surrounds, trim, architectural decorations, and design
elements.
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c. Supplemental Landscaping. Supplemental landscaping shall be provided around the
perimeter of all new multiple-family buildings and within common areas not occupied by
recreational facilities or other structures. Such landscaping shall be designed to: minimize
the predominance of building mass; define private spaces; prohibit concealment
immediately adjacent to residential entrances/exits; and enhance the residential character
of the new multiple-family buildings. The Planning Department, at the time of plans
review, shall approve the landscaping plan with respect to the exact numbers, spacing,
arrangement and species of plantings.
d. Heating, Ventilation and Air Conditioning (HVAC) Units. HVAC units located on the roof
shall be screened from view from the adjacent public right of way. HVAC units located on
the ground shall be screened from view by landscaping or low maintenance material.
e. Common Exterior Door Access Control. Access control (e.g., keypads, fobs, electronic
device, face and fingerprint biometric authentication) shall be installed at each common
exterior pedestrian apartment building entrance. The owner of the Property shall provide
the Chesterfield County Emergency Communications Center (“ECC”) with access control
device keypad codes, fobs or other means of entry and the owner of the Property will
update the ECC of access control changes.
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AN AMENDMENT TO
TEXTUAL STATEMENT
Dated November 14, 2018
Case No. 19SN0529
(the “Textual Statement”)
1. The Applicant hereby amends of Textual Statement Condition 1. of Case 19SN0529 to read as
follows:
** Residential units are permitted in these tracts but are not included for clarity. In
any event, the total number of dwelling units in the development shall not exceed 4886
plus 1130 multifamily (independent) dwelling units as part of a Life Plan Community plus 900
dwelling units as part of an Active Adult (55+) Community (as defined in Textual Statement
Condition 7 herein) to be located in tracts CC-6 and CC-7. Nor shall multiple family units exceed
1446 plus the above-referenced independent multifamily dwelling units as part of a Life Plan
Community an Active Adult (55+) Community to be located in tracts CC-6 and CC-7.
2. The Applicant hereby amends Textual Statement Condition 2 of Case 19SN0529 to read as follows:
d. tracts CC-6 & 7 shall be reserved for C-4 uses or a Life Plan Community or an Active Adult (55+)
Community as provided herein only;
3. The Applicant hereby amends the chart of Textual Statement Condition 4 of Case 19SN0529 to
modify the CC line as follows:
LAND USE & (1)
HOUSING TYPE
MAX
DENSITY
MINIMUM (2)
LOT SIZE
MAXIMUM % LOT
COVERAGE BY
STRUCTURES
INCLUDING ACCESSORY
BUILDINGS
CC Life Plan Community within a
Community Center Active Adult
(55+) Community within a
Community
(12) N.A. 40% (10)
Redline Textual Statement - Ordinance Exceptions (2/7/2025)
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4. The Applicant hereby amends the chart in Textual Statement Condition 5 of Case 19SN0529 as
follows:
MIN. (3) LOT
WIDTH
STREET
MIN. (4) FRONT
YDS ON NON-
CORNER LOTS
MIN. (5)
SIDE YDS. ON
NON-CORNER
LOTS
MIN
REAR YARDS
HEIGHT
CC
Life Plan
Community
within a
Community
Center
Active
Adult (55+)
Community
within a
Community
Center
See note (11)
for MF and
Stacked
Units.
See attached
lot and
building
standards for
townhomes
on individual
lots
See note (11) for
MF and Stacked
Units.
See attached lot
and building
standards for
townhomes on
individual lots
See note (11) for
MF and Stacked
Units.
See attached lot
and building
standards for
townhomes on
individual lots
See note (11) for
MF and Stacked
Units.
See attached lot
and building
standards for
townhomes on
individual lots
6 stories
(13)
8. The Applicant hereby amends Textual Statement Condition 6 of Case 19SN0529 as follows:
12. Density for the Life Plan Active Adult (55+) Community shall in no case exceed fifteen (15)
dwelling units per acre. 900 dwelling units.
13. The maximum building height is six stories plus one level of underground
parking. A minimum of thirty (30) percent, on a cumulative basis, of the required
parking for independent residential dwelling units shall be underground.
9. The Applicant hereby amends Textual Statement Condition 7 of Case 19SN0529 to read as follows:
Except as set forth below, for those tracts noted as CC-6 and CC-7 the uses and requirements shall
be in accordance with “Article 3, Division 22, C-4 Regional Business District” and “Article 6, Division
9, Development Requirements – Emerging Growth Areas” of the Chesterfield County Zoning
Ordinance except as otherwise provided herein. A Life Plan Community An Active Adult (55+) shall
also be permitted as an alternative in lieu of the foregoing uses. The definition of a Life Plan
Community is a residential facility for the continuing care of the elderly, planned to provide
housing including independent living (the “Life Plan Community dwelling units”), assisted living,
skilled nursing and/or memory care living units. an “Active Adult (55+) Community” is a master-
planned residential community providing “housing for older persons” in accordance with the
criteria set forth in Code of Virginia Section 36-96.7, et. seq., as amended (the “Active Adult (55+)
Community dwelling units”). Such facility shall provide services integral to the personal and
therapeutic care of the residents thereof and may include: dining room, and area for food
preparation and storage; physical therapy room; recreation room; library or sitting areas; arts,
crafts and activities areas; retail and service facilities, including, but not limited to, administrative
offices, barbershop and beauty shop, cleaners, clothing sales, gift and flower shop, drugs, food and
sundries, book store, bank and medical office; lobby and day room; and private visitation rooms;
and shall be licensed and regulated as a home for adults under Code of Virginia, title 63.1, as
amended, or any successor legislation. The included services to be located within a building shall
be completed prior to the issuance of a permanent Certificate of Occupancy. There shall be a
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minimum of 20,000 square feet of such services in the aggregate upon the issuance of a
permanent Certificate of Occupancy for the second residential building. A portion of such
minimum square footage shall be within a clubhouse to include an indoor pool, a fitness room and
community meeting space. a community shall provide at least one clubhouse and at least 2
amenity areas, a greenway within the RPA, and walking paths. An amenity area will include a
clubhouse (with a fitness room and community room), pool, pickleball, outdoor gathering area or
as otherwise modified or supplement at the time of plans review and approval. The facility shall
be administered in such a manner as to restrict occupancy of independent residential dwelling
units only to persons 62 55 years of age or older. When two persons desire to live together as a
family in a Life Plan Community an Active Adult (55+) dwelling unit, only one of such person must
satisfy the 62 55 years of age or older requirement. The community shall be administered in such
a manner as to restrict occupancy of residential dwelling units only to persons 55 years of age or
older. When two persons desire to live together as a family in an Active Adult (55+) Community
dwelling unit, only one of such person must satisfy the 55 years of age or older requirement. No
persons under the age of 19 shall reside in an Active Adult (55+) Community dwelling unit. Prior to
construction of the first dwelling unit, the owner shall prepare and record restrictive covenants
that define the qualification for initial and subsequent occupancy of any age restricted unit
associated with tracts CC-6 and CC-7 and shall further restrict households to include at least one
(1) person who is age 55 years or older and to prohibit person under 19 years of age. This
restriction shall be recorded among the land records of Chesterfield County, Virginia and
encumber tracts CC-6 and CC-7 prior to the occupancy of any age restricted unit.
No persons under the age of 19 shall reside in a Life Plan Community dwelling unit.
8. The Applicant hereby amends Textual Statement Condition 8 of Case 19SN0529 as follows:
Required conditions for a Life Plan Community are as follows:
a. Total retail, office and commercial square footage open to the general public shall not
exceed 40,000 square feet; retail uses shall not exceed 30,000 square feet; no individual
office or retail use shall exceed 10,000 square feet.
b. No retail use shall be open to the public between 12 a.m. and 6 a.m.
c. Buildings shall be designed to impart a sense of human scale and to avoid unrelieved and
monotonous facades or large bulky masses. Building facades and masses shall be varied
to achieve the desired character, and human and pedestrian scale which shall be
reinforced through appropriate uses of design elements such as balconies, porches,
articulation of doors and windows, sculptural or textural relief of facades, brick belt
courses, roof form and proportion, or other appurtenances such as lighting fixtures, or
landscaping.
d. All roads, driveways, and parking areas shall be hard surfaced, properly drained, and the
edges defined by durable means. Pedestrian walkways adjacent to buildings, roadways
and parking areas shall be hard surfaced.
e. Parking spaces shall be provided in accordance with the Chesterfield County Zoning
Ordinance. Parking shall not be required on each parcel or site where the use is located,
but rather may be provided off-site, including on-street parking subject to approval at the
time of plans review, which may include requirements for easements. If on-street parking
is permitted, those spaces shall be counted towards the required number of parking
spaces for all uses. Parking for accessory uses for the primary benefit of residents shall
not give rise to separate required parking but rather subsumed within the required
parking for the primary use.
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f. A minimum of thirty-five percent (35%) of the development shall be devoted to common
open space exclusive of buildings and paved vehicular areas. Portions of the tracts
devoted to pavement for pedestrian use, water areas and other landscape elements,
whether functional or aesthetic in nature, may be included as open space.
g. Life Plan Community dwelling units may be located contiguous to, or on top of, non-
residential land uses, provided that adequate vehicular and pedestrian access, parking,
and enjoyment of common open spaces are provided. Such dwelling units shall be
located, designed, and constructed so as not to be subject to offensive or hazardous
odors, noises, vibrations, dust, smoke, or traffic.
h. The following uses are permitted in a Life Plan Community:
i. Antique shop.
ii. Art school, gallery, or museum.
iii. Bakery goods store.
iv. Banks and savings and loan associations.
v. Barber or beauty shop.
vi. Bicycle rental.
vii. Book or stationery store.
viii. Candy store.
ix. Churches and other places of worship.
x. Drug store/pharmacy.
xi. Dry goods store.
xii. Life Plan Community as defined herein.
xiii. Florist shop.
xiv. Libraries.
xv. Nursery schools, child or adult day care centers and kindergartens.
xvi. Offices; businesses, governmental, medical and professional.
xvii. Real estate sales/information centers and associated offices.
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xviii. Recreational facilities and grounds appurtenant thereto (including clubs, pools,
tennis courts, gymnasiums, community centers, health clubs, picnic
areas/shelters, gazebos, horseback riding, bike trails, golf courses, paddle tennis,
lawn games such as croquet and badminton, tot lots, playgrounds, miniature golf,
ice skating, those activities normally associated with schools, etc.).
xix. Restaurants, not including fast food, but including carry out and sidewalk cafes
provided such uses are in areas designed for such use and adequate pedestrian
ways are maintained.
xx. Temporary vending, outdoor displays, art shows, and recreation/neighborhood
events provided such uses are in areas designed for such uses and pedestrian
ways are maintained.
xxi. Underground utility uses when such uses are located in easements or public
rights of way.
xxii. Tourism office or business.
Any or all of the above permitted uses shall be arranged, designed, and landscaped to evoke a sense of
village, town, or “place” by defining the village square and organizing pedestrians and vehicular circulation
(and parking) in a non-suburban manner (yet respecting the needs of
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merchants and customers for convenience); incorporating an overall design “theme” to provide continuity,
identity, and cohesiveness and shall include street lights, paving materials, signage, landscape design, and
materials, building design and materials, and may include other site features such as fountains, benches,
gazebos, sidewalk cafes, bollards, fencing, etc. as may be appropriate for the site and design “theme”. The
foregoing shall not preclude the foregoing uses from being located in other buildings on the Property
outside of a village square for the convenience of the residents.
i. The Property shall be developed in general conformance with the plan entitled “Summit at Magnolia
Green Concept Plan” prepared by KGRW & Associates, LLC, dated September 7, 2018 (the “Master Plan”)
relative to the location of vehicular access points, pedestrian areas, the relationship among independent
dwelling units, assisted living units and nursing home-type and/or memory care units, and the location of a
village green as a focal point. The Village Green is generally defined as the entry area that extends from the
Property line at the main entrance drive/entry landscaping, extending in the to the Clubhouse Building A
arrival plaza and continuing into the U-shaped space defined by Buildings A, B, and D. Freestanding
pavilions/buildings may be part of or along that space, in conjunction with exterior amenity spaces within
residential buildings. Minimum width of space between buildings (i.e. Buildings A and D) shall be 200’. The
area of the space within the Village Green as delineated above shall be a minimum of
1.5 acres.
j. Elevations/Exterior Facades. Development of the Property shall be in general conformance with the
architectural design, appearance and materials shown on
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the elevations attached hereto entitled (i) “Summit at Magnolia Green – Residential Building Rendering”,
dated September 7, 2018 (Exhibit B-1) prepared by KGRW & Associates LLC; (ii) Summit at Magnolia Green
– Clubhouse Building Rendering” dated September 7, 2018 (Exhibit B-2); (iii) “Village Green” (Exhibit B- 3);
(iv) “Village Green” (Exhibit B-4; (v) “Summit Vista Clubhouse Exterior” (Exhibit B-5); (vi) Exhibit B-6; and
(vii) Exhibit B-7 attached hereto, which architectural appearance, design and materials shall be
complementary with the architectural appearance, design and materials of the existing Magnolia Green
welcome center and golf clubhouse. Provided, however, the Planning Commission may approve alternate
treatment and materials if requested by the Developer during plans review provided the alternative meets
the spirit and intent of the above requirement relative to design and building material quality.
i. Roof materials shall be 30 year architectural/dimensional asphalt composition
shingle.
ii. Acceptable building materials shall be brick, stone, composition, hardiplank,
engineered wood (e.g. LP Smartside) and horizontal lap siding. Horizontal lap
siding shall be manufactured from natural wood or cement fiber board. Plywood,
vinyl and metal siding are not permitted. Painted wood trim is not permitted. A
minimum of thirty-five (35) percent in the aggregate, of the exterior portions of
the front building wall surfaces of each building, excluding windows, doors,
breezeways, gables and architectural design features, shall be of brick, stone or
stone veneer construction.
iii. There shall be a minimum vertical height of twenty-four (24) inches of brick,
stone or stone veneer above grade utilized on slab-on-grade foundations visible
from public and private streets and from internal public spaces.
iv. Other buildings developed within any Life Plan Community shall generally be
complementary in architectural style and materials to the elevations in Condition
17.n. above.
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v. The maximum size of an independent living building shall be 50,000 square feet
per floor.
k. Any Life Plan Community shall have the following setbacks:
i. The principle structures shall be setback a minimum of fifteen (15) feet from all
internal private drives or public streets with on street parking
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(where permitted during site review), and a minimum of ten (10) feet from parking areas and lanes
designed for fire access only.
ii. Accessory buildings (including garages) and courtwalls or fences shall be set back
a minimum of four (4) feet from access drives and seven (7) feet from parking
areas.
iii. All residential buildings shall be setback a minimum of 200 feet from the Powhite
Parkway right-of-way, except for Building J (Residential Building 2.3) which will be
set back a minimum of 90 feet from the Powhite Parkway right-of-way as shown
on the master Plan. The setback for Building J shall be set forth in the disclosure
materials provided to each future resident. All clubhouses shall be setback a
minimum of 90 feet from the Powhite Parkway right-of-way. All ancillary
buildings (i.e. maintenance), parking areas, roadways and recreation areas shall
be setback a minimum of 40 feet from the Powhite Parkway right-of-way.
iv. The exterior wall of Building J parallel and adjacent to the proposed Powhite
Parkway shall be standard construction, with the addition of an RC-1 sound
attenuation channel creating a 1/2” dead air space. Windows installed in these
walls will have a minimum sound transmission coefficient rating of 32. A cross-
sectional detail, reviewed and approved by a certified architect or engineer as to
the methodology accomplishing the sound coefficient rating, shall be included in
the building permit application.
l. Buffers and Landscaping for any Life Plan Community shall be as follows:
i. A 40 foot buffer strip shall be established and maintained adjacent to Powhite
Parkway right-of-way exclusive of easements except for those that may pass through
the buffer in a generally perpendicular manner. Prior to approval of any final site plan
or recordation of any plat on which a buffer is required, the developer shall flag this
buffer strip for inspection by the Planning Department. The area of this buffer strip
shall either be left in its natural state, if sufficient vegetation exists to provide
adequate screening; or at the request of the developer, be regraded and/or bermed
and planted in accordance with a landscape plan approved by the Planning
Department. Only access(es) approved by the Transportation Department shall be
permitted through this buffer strip. This buffer shall be noted on any final site plans.
m. There shall be no more than 1,130 independent living dwelling units and 192 units consisting
of a combination of assisted living, skilled nursing and memory care units developed on the
Property.
n. The following environmental standards shall be provided. The Environmental Engineering
Department shall approve the exact design and implementation of these standards.
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i. Super Silt Fence, or an alternative, as approved by the Department of Environmental
Engineering, shall be provided as a perimeter control.
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ii. Sediment traps and basins sized at least 25% larger than the minimum Virginia Erosion and
Sediment Control Handbook’s standard shall be provided.
iii. Application of Anionic PAM to denuded areas during construction and final stabilization shall
be provided.
iv. Development on slopes 25 percent or greater shall be limited to the maximum extent
practicable.
v. SWM/BMP facilities designed to provide 10/10 pre-post development detention shall be
provided.
o. The following utility standards shall be provided.
i. The applicant shall connect to Public water and wastewater systems.
ii. A revised Lower Magnolia Green Conceptual Plan - Overall Utility Plan shall be submitted for
review and approval by the Utilities Department prior to the submittal of the initial plans for
the development.
iii. Consistent with the revised Lower Magnolia Green Conceptual Plan - Overall Utility Plan and
the Amended Lower Magnolia Green Water Line and Water Tank Agreements, a 16” waterline
shall be extended and connected to a public waterline in, or adjacent to, Hull Street Road.
iv. Upon request by the County, access to the property and easements shall be provided, at no
cost on standard County documents, in a location consistent with the Lower Magnolia Green
Conceptual Plan - Overall Utility Plan, for the construction of public waterlines and wastewater
lines independent of the timing of this development.
Required conditions for an Active Adult (55+) Community are as follows:
Exhibits
Exhibit A: “Proposed Draft” layout on “Site Plan Comparison” prepared by VHB, dated December 6, 2024 (“Conceptual
Plan”).
Exhibit B: Exhibit B dated March 11, 2024 [one and two story clubhouse options]
Exhibit C: Omitted.
Exhibit D: Exhibit D dated March 11, 2024 [TH with garage]
Exhibit E: Exhibit E dated December 5, 2024 [Flats with garage]
Exhibit F: Exhibit F dated March 11, 2024 [TH with garage - rental]
Exhibit G: Exhibit G dated December 5, 2024 [Flats without garage]
Exhibit H: Exhibit H dated June 25, 2024 [Apartment – 4+ stories]
Applicable To All Of Active Adult (55+) Community
16. Conceptual Plan. The Property shall be developed in general conformance with the Conceptual Plan. The
Conceptual Plan is conceptual in nature and may vary based on the final site plan depending on the final soil
studies, RPA lines, road design, land bay line locations, amenity locations, VDOT requirements, BMP design and
location, pedestrian way design and location, and other design or engineering reasons. Any substantive changes
that do not relate to the prior sentence shall be approved by the Planning Commission at the time of plans
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review. In the event of any conflict between information shown on the Conceptual Plan and these conditions,
these conditions shall control. For clarity, any condition that refers to the Conceptual Plan shall be a reference to
the Conceptual Plan as may need to be modified as permitted in this paragraph. Land bay references used
below shall refer to the building areas labeled as land bays on the Conceptual Plan. For-sale dwellings shall be
located in Land Bay #1. For the other land bays, the preliminary subdivision plan or site plan submission by the
owner, shall also identify which of these other land bays will be developed with dwellings for-sale or dwellings
for-rent. This for-sale or for-rent designation may be amended administratively as other preliminary plans are
amended.
17. Environmental Engineering.
a. Super Silt Fence, or an alternative, as approved by the Department of Environmental Engineering, shall
be provided as a perimeter control.
b. Sediment traps and basins sized at least 25% larger than the minimum Virginia Erosion and Sediment
Control Handbook’s standard shall be provided.
c. Application of Anionic PAM to denuded areas during construction and final stabilization shall be
provided.
d. Development on slopes 25 percent or greater shall be limited to the maximum extent practicable.
e. SWM/BMP facilities designed to provide 10/10 pre-post development detention shall be provided. Any
above-ground wet stormwater management facilities shall have a fountain-type or underwater aerator
and shall be designed and landscaped as a water feature for the development, subject to review and
approval by the Director of the Department of Environmental Engineering at the time of Plan Review.
18. Utilities.
a. The applicant shall connect to Public water and wastewater systems.
b. A revised Lower Magnolia Green Conceptual Plan - Overall Utility Plan shall be submitted for review and
approval by the Utilities Department prior to the submittal of the initial plans for the development.
c. Consistent with the revised Lower Magnolia Green Conceptual Plan - Overall Utility Plan and the
Amended Lower Magnolia Green Water Line and Water Tank Agreements, a 16” waterline shall be
extended and connected to a public waterline in, or adjacent to, Hull Street Road, unless a different
location is approved at the time of plans review.
d. Upon request by the County, access to the property and easements shall be provided, at no cost on
standard County documents, in a location consistent with the Lower Magnolia Green Conceptual Plan -
Overall Utility Plan, for the construction of public waterlines and wastewater lines independent of the
timing of this development.
19. Ring Road Streetscape.
a. Ring Road. The land bays shown on the Conceptual Plan shall be connected as generally shown by the
solid black line illustrated on the Conceptual Plan with the final location determined in the owner’s
preliminary subdivision plan or site plan submission (the “Ring Road”). Unless otherwise approved at
time of plans review by the Transportation Department, the Ring Road (solid black lines shown on the
Conceptual Plan) shall be a public road. For the Ring Road, in lieu of the “Buffers and Landscaping”
requirements in the Textual Statement for 89SN0343 and the Ordinance required “Buffers Adjacent to
Roads in Lot Subdivisions” (Section 19.1-263.B), the conditions a. through d. in this Section 4 shall apply.
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Alternatively, the Ring Road may be designated as a Special Access Road, if allowed by the Director of
Transportation.
b. Street Trees. Street trees shall be provided on both sides of the Ring Road, unless otherwise approved
at the time of plans review and approval. The street trees along the Ring Road shall be large deciduous
trees, unless otherwise approved at the time of plans review and approval. Street trees located along
the Ring Road shall be spaced with an average spacing of forty (40’) on center, unless otherwise
approved at the time of plans review and approval. These street trees may be located in the right of
way or in a lot or in common area. In the event of conflicts with utilities, easements, sightlines,
entrances and other conflicts, the required spacing shall be increased. All street trees will be
maintained by the property owners or a property owners’ association, unless VDOT will maintain. For
street trees, the final landscape design and plantings shall be submitted with the landscape plan for the
project at the time of plans review for approval by the Planning Department.
c. Sidewalk. Unless otherwise approved at time of plans review by the Director of Planning, a VDOT
standard sidewalk (or alternative pedestrian facility(ies) shall be provided along both sides of the Ring
Roads (solid black lines shown on the Conceptual Plan).
d. General. All roads, driveways, and parking areas shall be asphalt, concrete, or another hard surface
material approved by the Planning Director at the time of plans review and approval, properly drained,
and the edges defined by durable means. Pedestrian walkways adjacent to buildings, roadways and
parking areas shall be asphalt, concrete or an alternative hard surface material approved by the Planning
Director at the time of plans review and approval, except if such walkways are adjacent to the RPA.
20. Lighting.
a. Street Lighting. Street lights, shall be decorative and residential in character with a non-glare design.
Street light poles shall have a maximum height of fifteen (15) feet and shall be located generally along
the Ring Road, with final locations being established with the applicant’s plan submission at the time of
plans review. The exact design and location (but not the extent) of the street lights shall be approved by
the Planning Department in connection with plan review for each section.
b. Pole-Mounted Lighting. Full cut-off, photocell-activated, minimum 70 CRI-rated LED luminaires shall
illuminate common walkways from parking areas to building with dwellings, with a minimum
maintained illumination level of 0.5 foot-candles, as measured at grade.
21. Building Setbacks. The following setbacks shall be applicable unless a wider setback is required elsewhere
herein.
a. The principle structures shall be setback a minimum of ten (10) feet from all internal private drives or
public streets with on street parking (where permitted during site review), and a minimum of ten (10)
feet from parking areas and lanes designed for fire access only.
b. Accessory buildings (including garages) and courtwalls or fences shall be set back a minimum of four (4)
feet from access drives and seven (7) feet from parking areas.
c. Land Bays 1, 2, and 4 as shown on the Conceptual Plan: All residential buildings located on a subdivided
lot (“for-sale”), as determined by the Transportation Department, shall be setback a minimum of 200
feet from the Powhite Parkway right-of-way. Multiple-family buildings located on common ownership
property (condominiums, apartments) shall be set back a minimum of 90 feet from the Powhite Parkway
right-of-way. The setback for these buildings shall be set forth in the disclosure materials provided to
each future resident. All clubhouses shall be setback a minimum of 90 feet from the Powhite Parkway
right-of-way. All ancillary buildings (i.e., maintenance), parking areas, roadways and recreation areas
shall be setback a minimum of 40 feet from the Powhite Parkway right-of-way. The Director of
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Transportation may reduce the 200 foot setback from the Powhite Parkway right-of-way based upon an
acceptable noise study at the time of the applicable plans review and approval.
d. The exterior wall of multiple-family buildings in Land Bays 1, 2 and 4, as shown on the Conceptual Plan,
that are parallel and adjacent to the proposed Powhite Parkway shall be standard construction, with the
addition of an RC-1 sound attenuation channel creating a 1/2” dead air space. Windows installed in
these walls will have a minimum sound transmission coefficient rating of 32. A cross-sectional detail,
reviewed and approved by a certified architect or engineer as to the methodology accomplishing the
sound coefficient rating, shall be included in the building permit application.
22. Buffers.
a. A 40 foot buffer strip (inclusive of any required setback) shall be established and maintained adjacent to
Powhite Parkway right-of-way. Prior to approval of any final site plan or recordation of any plat on
which a buffer is required, the developer shall flag this buffer strip for inspection by the Planning
Department. The area of this buffer strip shall either be left in its natural state outside of easement
areas, if sufficient vegetation exists to provide adequate screening; or at the request of the developer,
be regraded and/or bermed and planted in accordance with a landscape plan approved by the Planning
Department. Only access(es) approved by the Transportation Department shall be permitted through
this buffer strip. This buffer shall be noted on any final site plans.
b. In the event the Adjacent Community is rezoned to permit the construction of townhome, stacked
dwelling and/or multiple-family dwellings along the shared property line, then no perimeter landscape
buffer and no perimeter building setback and parking setback shall be required along this shared
boundary line.
c. Easements conveyed to the County may be placed within any required buffer and within any required
setback. In the event that an easement conveyed to the County is placed within the 40 foot buffer strip
adjacent to Powhite Parkway right-of-way, then a row of evergreen trees, planted 10’ on center with an
initial planted height of 4’, shall be planted between the 40’ buffer area containing the County easement
and the improvements planned on the Property pursuant to a landscape plan approved at the time of
plans review and approval. The planned improvements need not be moved to accommodate these
plantings. An alternative planting design may also be approved at the time of plans review by the
Planning Director.
23. Amenities for the Community. The following amenities shall be provided, unless otherwise approved by the
Planning Director at the time of plans review and approval:
a. Greenway. A greenway shall be located as generally illustrated on the Conceptual Plan. The exact size,
location and boundaries of the greenway shall be established by the applicant’s preliminary subdivision
plat or site plan submission. The greenway shall be improved with a natural trail on both sides of the
greenway, as generally illustrated on the Conceptual Plan. The exact location and width of this trail shall
be determined at the time of plans review in accordance with subsection c. below.
b. Pedestrian Ways. Prior to any subdivision or site plan approval, whichever first occurs, the owner of the
Property shall provide a pedestrian access plan identifying sidewalks and/or pedestrian paths and/or
trails that provide one or more links between sidewalks and the portions of the Property identified as
parks, greenway, and amenity area. Pedestrian paths outside of the RPA shall be a minimum of five (5)
feet in width and hardscaped (concrete, asphalt or pavers).
c. Pedestrian Paths in Common Area. Pedestrian paths must be asphalt, concrete or another hard surface
material, unless they are located within the RPA. Pedestrian paths may be located in a meandering
manner through the RPA in accordance with the Department of Environmental Quality’s Riparian Buffers
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Modification and Mitigation Guidance Manual, with the final location, design and material to be
approved by the Director of Environmental Engineering at the time of plans review and approval.
d. Amenity Areas. At least two (2) amenity areas shall be provided for the community. Each amenity area
shall have a minimum acreage of 0.5 acres. The exact location and boundaries for these amenity areas
shall be determined by the owner’s preliminary subdivision plan or site plan submission. One of these
amenity areas may be located within a community constructed along the eastern side of the Property
(the “Adjacent Community”) and the exact location and boundaries for this amenity area shall be
determined by the preliminary subdivision plan or site plan submitted by the owner of the Adjacent
Community. These amenity areas shall be improved with the improvements listed below, unless
otherwise approved by the Director of Planning at the time of plans review and approval.
i. A dog park within one of the amenity areas.
ii. Pickleball courts, minimum of 2, within one of the amenity areas.
iii. Within one of the amenity areas, a green space with grass that includes at a minimum: (i) a
minimum of two benches with hardscape below each bench (the square footage of this
hardscape being a minimum of two times the square footage of the bench seating area), and (ii)
landscaping identified on the landscape plan submitted by the owner at the time of plans
review.
iv. One or more of the following within each of the two amenity areas: play area, a second covered
pavilion, a fire pit area, outdoor game area, benches, hardscaped patio area, outdoor eating
area or other similar improvements.
v. One clubhouse, with a minimum square footage of 7,500 and with a pool, if only for-sale
dwelling uses area located within the community, as determined at the time of preliminary plan
approval. The pool shall be constructed with the clubhouse weather permitting.
vi. A second clubhouse, with a minimum square footage of 4,000 and with a pool, if both for-sale
and for-rent dwelling uses area located within the community, as determined at the time of
preliminary plan approval.
vii. The clubhouse(s) shall be constructed in accordance with the following development standards:
1. Construction of the clubhouse building within an on-site amenity area shall be in
general conformance with one of the architectural appearances (one-story or two-story)
shown on the illustrative elevations in Exhibit B or another architectural appearance
approved by the Planning Director at the time of plans review. Subsequent to plans
approval, the owner may also request approval of another architectural appearance by
the Planning Director. The illustrative elevations are conceptual in nature and may vary
in detail at the time of plans review. For example, the location of materials, types of
material, use of covered porches, and other architectural detailing may change. A
clubhouse constructed within an amenity area in the Adjacent Community shall be
constructed in accordance with the zoning requirements for the Adjacent Community.
2. Acceptable siding materials include brick, stone, masonry, fiber cement siding (such as
HardiePlank, HardieShingle, and HardieTrim), or engineered wood siding (such as LP
SmartSide). Dutch lap, plywood, vinyl and metal siding are not permitted siding
materials. Other materials may be used for parapets, cornices, surrounds, trim,
architectural decorations, and design elements. Roof materials shall be 30 year
(minimum) architectural/dimensional asphalt composition shingle or standing seam
metal. Material used on flat roofs shall have a minimum 30 year warranty.
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Applicable To a Land Bay with For-Sale Dwellings
24. Applicable to Townhomes.
a. Road Width. The minimum width of public or private roads providing general circulation, but not alleys
or drive aisles, shall be 32’ face-of -curb to face-of-curb.
b. Architecture. Construction of townhome buildings shall be in general conformance with the
architectural appearance shown on the illustrative elevations in Exhibit D or another architectural
appearance approved by the Planning Director at the time of plans review. Subsequent to plans
approval, the owner may also request approval of another architectural appearance by the Planning
Director. The illustrative elevations are conceptual in nature and may vary in detail at the time of plans
review. For example, the location of materials, types of material, use of stoops, use of covered porches,
and other architectural detailing may change from building to building.
c. Exterior Facades and Roofs.
i. Roof materials shall be 30 year (minimum) architectural/dimensional asphalt composition
shingle or standing seam metal. Material used on flat roofs shall have a minimum 30 year
warranty.
ii. Acceptable siding materials include brick, stone, masonry, fiber cement siding (such as
HardiePlank, HardieShingle, and HardieTrim), engineered wood siding (such as LP SmartSide), or
high-grade vinyl (a minimum of .044” nominal thickness as evidenced by manufacturer’s printed
literature). Dutch lap, plywood, and metal siding are not permitted. Other materials may be
used for parapets, cornices, surrounds, trim, architectural decorations, and design elements.
iii. A minimum of two (2) facing materials shall be used on any façade of all buildings.
d. Variation in Unit Front Elevations. Units within the same building with the same front elevation may not
be attached to each other. Variation in the front elevation may not be achieved by simply mirroring the
façade, but may be accomplished by providing at least three (3) of the following architectural changes:
i. Adding masonry elements above the masonry required for the foundation.
ii. Changing the location of roof type, roof line, front facing gable(s) and/or dormers.
iii. Changing the style of roof type, roof line, front facing gable(s) and/or dormers.
iv. Providing varied siding application using horizontal siding, shake siding or board and batten
siding.
v. Providing varied color application.
vi. Adding or removing a porch.
vii. Adding or removing a covered stoop.
viii. Adding projections such as bay/box windows, second floor balconies, or accent roofs.
ix. Changing the unit width.
x. Any other element of architectural variation as approved by the Director of Planning.
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In addition, this variation obligation may be achieved on a building by building basis only if approved by the
Director of Planning at the time of plans review and approval. If the Planning Director does not approve, then
the owner may submit the proposed building by building variation to the Planning Commission for approval and
satisfaction of this variation obligation.
e. Foundation Treatment. For slab-on-grade foundations, there shall be a minimum vertical heigh of
eighteen inches (18”) of brick, brick veneer, stone, cultured stone, stone veneer or, another masonry
material approved by the Planning Director above grade utilized on all front and side elevations.
f. Porches & Stoops. Front stoops and porches shall be construed with continuous foundation walls or
masonry piers to match the foundation of the home.
g. Foundation Plantings. Foundation planting beds shall be required along the entire front façade of
buildings excluding garages, stairs and walkways accessing porches and patios. Foundation planting
beds that extend a minimum of one third (1/3) of the length of the side elevation (as measured from the
front corner of the unit) are also required on building side elevations that are adjacent to public streets.
Foundation planting beds shall contain a minimum of fifty (50) percent evergreen material with one (1)
shrub per three (3) linear feet wide as measured from the unit foundation. Unit corners shall be visually
softened with vertical accent shrubs (4’-5’ at the time of planting) or small evergreen trees (6’-8’ at the
time of planting).
h. Driveways. All private driveways shall be hardscaped (concrete, asphalt or pavers). If a driveway
connects to a sidewalk located outside of the public right of way, then the length of the driveway shall
be a minimum of twenty feet (20’) as measured from the back of such sidewalk and the face of a front-
loaded garage door.
i. Front Walks. Front walks shall be provided from the driveway or sidewalk to the front entrance of a
dwelling. All front walks shall be a minimum of three (3) feet in width and hardscaped (concrete,
asphalt or pavers).
j. Heating, Ventilation and Air Conditioning (HVAC) Units and Generators. HVAC units and generators
installed as fixtures shall be screened initially from view of roads by landscaping or low maintenance
material, as approved by the Planning Department. If an HVAC unit and/or generator is located
between two driveways that access an Alley, the HVAC unit and/or generator need only be screened on
the side that faces the Alley that provides access to the driveways.
k. Garage Doors. Any front-loaded garage door shall use an upgraded garage door. An upgraded garage
door is any door that meets one of the following two (2) requirements:
i. A minimum of three (3) enhanced features are provided on the garage door. Enhanced features
shall include windows, raised panels, decorative panels, arches, ornamental hardware 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 shall be
prohibited.
ii. The garage door provides an enhanced architectural style that relates to the architecture of the
dwelling the garage serves. Enhanced architectural style shall mean the use of color, panels
and/or windows to reflect an architectural style such as contemporary, modern, modern
farmhouse, mediterranean, colonial, and tudor. The architectural style may be evidenced by
manufacturer printed material.
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l. CBU Lighting. CBUs shall be lighted so that there is a minimum foot candle of 0.5 fc at the 20’
circumference measured from the center of the CBU, unless otherwise required by VDOT or otherwise
approved by the Police Department at the time of plans review.
25. Applicable to 2-Story Flats with a Garage (Stacked Unit Dwelling Use)
a. Road Width. The minimum width of public or private roads providing general circulation, but not alleys
or drive aisles, shall be 32’ face-of -curb to face-of-curb.
b. Architecture. Development of stacked unit dwellings shall be in general conformance with the
elevations in Exhibit E or another architectural appearance approved by the Planning Commission at the
time of plans review. Subsequent to plans approval, the owner may also request approval of another
architectural appearance by the Planning Commission. The illustrative elevations are conceptual in
nature and may vary in detail at the time of plans review. For example, the location of materials, types
of material, use of stoops, use of covered porches, and other architectural detailing may change from
building to building.
c. Exterior Facades.
i. Roof materials shall be 30 year (minimum) architectural/dimensional asphalt composition
shingle or standing seam metal. Material used on flat roofs shall have a minimum 30 year
warranty.
ii. Acceptable siding materials include brick, stone, masonry, fiber cement siding (such as
HardiPlank, HardieShingle, and HardieTrim), engineered wood siding (such as LP SmartSide), or
high-grade vinyl (a minimum of .044” nominal thickness as evidenced by manufacturer’s printed
literature). Dutch lap, plywood, and metal siding are not permitted. Other materials may be
used for parapets, cornices, surrounds, trim, architectural decorations, and design elements.
iii. A minimum of two (2) facing materials shall be used on any façade of all buildings.
d. Variation in Unit Front Elevations. Units within the same building with the same front elevation may not
be attached to each other. Variation in the front elevation may not be achieved by simply mirroring the
façade, but may be accomplished by providing at least three (3) of the following architectural changes:
i. Adding masonry elements above the masonry required for the foundation.
ii. Changing the location of roof type, roof line, front facing gable(s) and/or dormers.
iii. Changing the style of roof type, roof line, front facing gable(s) and/or dormers.
iv. Providing varied siding application using horizontal siding, shake siding or board and batten
siding.
v. Providing varied color application.
vi. Adding or removing a porch.
vii. Adding or removing a covered stoop.
viii. Adding projections such as bay/box windows, second floor balconies, or accent roofs.
ix. Changing the unit width.
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x. Any other element of architectural variation as approved by the Director of Planning.
In addition, this variation obligation may be achieved on a building by building basis only if approved by the
Director of Planning at the time of plans review and approval. If the Planning Director does not approve, then
the owner may submit the proposed building by building variation to the Planning Commission for approval and
satisfaction of this variation obligation.
e. Porches & Stoops. Front stoops and porches shall be construed with continuous foundation walls or
masonry piers to match the foundation of the home.
f. Foundation Plantings. Foundation planting beds shall be required along the entire front façade of
buildings excluding garages, stairs and walkways accessing porches and patios. Foundation planting
beds that extend a minimum of one third (1/3) of the length of the side elevation (as measured from the
front corner of the unit) are also required on building side elevations that are adjacent to public streets.
Foundation planting beds shall contain a minimum of fifty (50) percent evergreen material with one (1)
shrub per three (3) linear feet wide as measured from the unit foundation. Unit corners shall be visually
softened with vertical accent shrubs (4’-5’ at the time of planting) or small evergreen trees (6’-8’ at the
time of planting).
g. Driveways. All private driveways shall be hardscaped (concrete, asphalt or pavers). If a driveway
connects to a sidewalk located outside of the public right of way, then the length of the driveway shall
be a minimum of twenty feet (20’) as measured from the back of such sidewalk and the face of a front-
loaded garage door.
h. Front Walks. Front walks shall be provided from the driveway or sidewalk to the front entrance of a
dwelling. All front walks shall be a minimum of three (3) feet in width and hardscaped (concrete,
asphalt or pavers).
i. Heating, Ventilation and Air Conditioning (HVAC) Units and Generators. HVAC units and generators
installed as fixtures shall be screened initially from view of roads by landscaping or low maintenance
material, as approved by the Planning Department. If an HVAC unit and/or generator is located
between two driveways that access an Alley, the HVAC unit and/or generator need only be screened on
the side that faces the Alley that provides access to the driveways.
j. Garage Doors. Any front-loaded garage door shall use an upgraded garage door. An upgraded garage
door is any door that meets one of the following two (2) requirements:
i. A minimum of three (3) enhanced features are provided on the garage door. Enhanced features
shall include windows, raised panels, decorative panels, arches, ornamental hardware 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 shall be
prohibited.
ii. The garage door provides an enhanced architectural style that relates to the architecture of the
dwelling the garage serves. Enhanced architectural style shall mean the use of color, panels
and/or windows to reflect an architectural style such as contemporary, modern, modern
farmhouse, mediterranean, colonial, and tudor. The architectural style may be evidenced by
manufacturer printed material.
k. CBU Lighting. CBUs shall be lighted so that there is a minimum foot candle of 0.5 fc at the 20’
circumference measured from the center of the CBU, unless otherwise required by VDOT or otherwise
approved by the Police Department at the time of plans review.
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26. Applicable to 2-Story Flats without a Garage (Stacked Unit Dwelling Use)
a. Architecture. Development of stacked unit dwellings shall be in general conformance with the
elevations in Exhibit G or another architectural appearance approved by the Planning Commission at
the time of plans review. Subsequent to plans approval, the owner may also request approval of
another architectural appearance by the Planning Commission. The illustrative elevations are
conceptual in nature and may vary in detail at the time of plans review. For example, the location of
materials, types of material, use of stoops, use of covered porches, and other architectural detailing may
change from building to building.
b. Exterior Facades.
i. Roof materials shall be 30 year (minimum) architectural/dimensional asphalt composition
shingle or standing seam metal. Material used on flat roofs shall have a minimum 30 year
warranty.
ii. Acceptable siding materials include brick, stone, masonry, fiber cement siding (such as
HardiPlank, HardieShingle, and HardieTrim), engineered wood siding (such as LP SmartSide), or
high-grade vinyl (a minimum of .044” nominal thickness as evidenced by manufacturer’s printed
literature). Dutch lap, plywood, and metal siding are not permitted. Other materials may be
used for parapets, cornices, surrounds, trim, architectural decorations, and design elements.
iii. A minimum of two (2) facing materials shall be used on any façade of all buildings.
c. Variation in Unit Front Elevations. Units within the same building with the same front elevation may not
be attached to each other. Variation in the front elevation may not be achieved by simply mirroring the
façade, but may be accomplished by providing at least three (3) of the following architectural changes:
i. Adding masonry elements above the masonry required for the foundation.
ii. Changing the location of roof type, roof line, front facing gable(s) and/or dormers.
iii. Changing the style of roof type, roof line, front facing gable(s) and/or dormers.
iv. Providing varied siding application using horizontal siding, shake siding or board and batten
siding.
v. Providing varied color application.
vi. Adding or removing a porch.
vii. Adding or removing a covered stoop.
viii. Adding projections such as bay/box windows, second floor balconies, or accent roofs.
ix. Changing the unit width.
x. Any other element of architectural variation as approved by the Director of Planning.
In addition, this variation obligation may be achieved on a building by building basis only if approved by the
Director of Planning at the time of plans review and approval. If the Planning Director does not approve, then
the owner may submit the proposed building by building variation to the Planning Commission for approval and
satisfaction of this variation obligation.
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d. Porches & Stoops. Front stoops and porches shall be construed with continuous foundation walls or
masonry piers to match the foundation of the home.
e. Foundation Plantings. Foundation planting beds shall be required along the entire front façade of
buildings excluding garages, stairs and walkways accessing porches and patios. Foundation planting
beds that extend a minimum of one third (1/3) of the length of the side elevation (as measured from the
front corner of the unit) are also required on building side elevations that are adjacent to public streets.
Foundation planting beds shall contain a minimum of fifty (50) percent evergreen material with one (1)
shrub per three (3) linear feet wide as measured from the unit foundation. Unit corners shall be visually
softened with vertical accent shrubs (4’-5’ at the time of planting) or small evergreen trees (6’-8’ at the
time of planting).
f. Front Walks. Front walks shall be provided from the driveway or sidewalk to the front entrance of a
dwelling. All front walks shall be a minimum of three (3) feet in width and hardscaped (concrete,
asphalt or pavers).
g. Heating, Ventilation and Air Conditioning (HVAC) Units and Generators. HVAC units and generators
installed as fixtures shall be screened initially from view of roads by landscaping or low maintenance
material, as approved by the Planning Department. If an HVAC unit and/or generator is located
between two driveways that access an Alley, the HVAC unit and/or generator need only be screened on
the side that faces the Alley that provides access to the driveways.
27. CBU Lighting. CBUs shall be lighted so that there is a minimum foot candle of 0.5 fc at the 20’ circumference
measured from the center of the CBU, unless otherwise required by VDOT or otherwise approved by the Police
Department at the time of plans review.
Applicable to a Land Bay with For-Rent Dwellings
28. Applicable to Townhomes (Not on Individual Lots).
a. Architecture. Construction of townhome buildings shall be in general conformance with the
architectural appearance shown on the illustrative elevations in Exhibit F or another architectural
appearance approved by the Planning Director at the time of plans review. Subsequent to plans
approval, the owner may also request approval of another architectural appearance by the Planning
Director. The illustrative elevations are conceptual in nature and may vary in detail at the time of plans
review. For example, the location of materials, types of material, use of stoops, use of covered porches,
and other architectural detailing may change from building to building.
b. Exterior Facades and Roofs.
i. Roof materials shall be 30 year (minimum) architectural/dimensional asphalt composition
shingle or standing seam metal. Material used on flat roofs shall have a minimum 30 year
warranty.
ii. Acceptable siding materials include brick, stone, masonry, fiber cement siding (such as
HardiePlank, HardieShingle, and HardieTrim), engineered wood siding (such as LP SmartSide), or
high-grade vinyl (a minimum of .044” nominal thickness as evidenced by manufacturer’s printed
literature). Dutch lap, plywood, and metal siding are not permitted. Other materials may be
used for parapets, cornices, surrounds, trim, architectural decorations, and design elements.
iii. A minimum of two (2) facing materials shall be used on any façade of all buildings.
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c. Variation in Unit Front Elevations. Units within the same building with the same front elevation may not
be attached to each other. Variation in the front elevation may not be achieved by simply mirroring the
façade, but may be accomplished by providing at least three (3) of the following architectural changes:
i. Adding masonry elements above the masonry required for the foundation.
ii. Changing the location of roof type, roof line, front facing gable(s) and/or dormers.
iii. Changing the style of roof type, roof line, front facing gable(s) and/or dormers.
iv. Providing varied siding application using horizontal siding, shake siding or board and batten
siding.
v. Providing varied color application.
vi. Adding or removing a porch.
vii. Adding or removing a covered stoop.
viii. Adding projections such as bay/box windows, second floor balconies, or accent roofs.
ix. Changing the unit width.
x. Any other element of architectural variation as approved by the Director of Planning.
In addition, this variation obligation may be achieved on a building by building basis only if approved by the
Director of Planning at the time of plans review and approval. If the Planning Director does not approve, then
the owner may submit the proposed building by building variation to the Planning Commission for approval and
satisfaction of this variation obligation.
d. Foundation Treatment. For slab-on-grade foundations, there shall be a minimum vertical height of
eighteen inches (18”) of brick, brick veneer, stone, cultured stone or stone veneer, or another masonry
material approved by the Planning Director above grade on all front and side elevations.
e. Porches & Stoops. Front stoops and porches shall be construed with continuous foundation walls or
masonry piers to match the foundation of the home.
f. Foundation Plantings. Foundation planting beds shall be required along the entire front façade of
buildings excluding garages, stairs and walkways accessing porches and patios. Foundation planting
beds that extend a minimum of one third (1/3) of the length of the side elevation (as measured from the
front corner of the unit) are also required on building side elevations that are adjacent to public streets.
Foundation planting beds shall contain a minimum of fifty (50) percent evergreen material with one (1)
shrub per three (3) linear feet wide as measured from the unit foundation. Unit corners shall be visually
softened with vertical accent shrubs (4’-5’ at the time of planting) or small evergreen trees (6’-8’ at the
time of planting).
g. Driveways. All private driveways shall be hardscaped (concrete, asphalt or pavers). If a driveway
connects to a sidewalk located outside of the public right of way, then the length of the driveway shall
be a minimum of twenty feet (20’) as measured from the back of such sidewalk and the face of a front-
loaded garage door.
h. Front Walks. Front walks shall be provided from the driveway or sidewalk to the front entrance of a
dwelling. All front walks shall be a minimum of three (3) feet in width and hardscaped (concrete,
asphalt or pavers).
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i. Heating, Ventilation and Air Conditioning (HVAC) Units and Generators. HVAC units and generators
installed as fixtures shall be screened initially from view of roads by landscaping or low maintenance
material, as approved by the Planning Department. If an HVAC unit and/or generator is located
between two driveways that access an Alley, the HVAC unit and/or generator need only be screened on
the side that faces the Alley that provides access to the driveways.
j. Garage Doors. Any front-loaded garage door shall use an upgraded garage door. An upgraded garage
door is any door that meets one of the following two (2) requirements:
i. A minimum of three (3) enhanced features are provided on the garage door. Enhanced features
shall include windows, raised panels, decorative panels, arches, ornamental hardware 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 shall be
prohibited.
ii. The garage door provides an enhanced architectural style that relates to the architecture of the
dwelling the garage serves. Enhanced architectural style shall mean the use of color, panels
and/or windows to reflect an architectural style such as contemporary, modern, modern
farmhouse, mediterranean, colonial, and tudor. The architectural style may be evidenced by
manufacturer printed material.
k. CBU Lighting. CBUs shall be lighted so that there is a minimum foot candle of 0.5 fc at the 20’
circumference measured from the center of the CBU, unless otherwise required by VDOT or otherwise
approved by the Police Department at the time of plans review.
29. Applicable to 2-Story Flats without a Garage (Stacked Unit Dwelling Use)
a. Architecture. Development of stacked unit dwellings shall be in general conformance with the
elevations in Exhibit G or another architectural appearance approved by the Planning Commission at
the time of plans review. Subsequent to plans approval, the owner may also request approval of
another architectural appearance by the Planning Commission. The illustrative elevations are
conceptual in nature and may vary in detail at the time of plans review. For example, the location of
materials, types of material, use of stoops, use of covered porches, and other architectural detailing may
change from building to building.
b. Exterior Facades.
i. Roof materials shall be 30 year (minimum) architectural/dimensional asphalt composition
shingle or standing seam metal. Material used on flat roofs shall have a minimum 30 year
warranty.
ii. Acceptable siding materials include brick, stone, masonry, fiber cement siding (such as
HardiPlank, HardieShingle, and HardieTrim), engineered wood siding (such as LP SmartSide), or
high-grade vinyl (a minimum of .044” nominal thickness as evidenced by manufacturer’s printed
literature). Dutch lap, plywood, and metal siding are not permitted. Other materials may be
used for parapets, cornices, surrounds, trim, architectural decorations, and design elements.
iii. A minimum of two (2) facing materials shall be used on any façade of all buildings.
c. Variation in Unit Front Elevations. Units within the same building with the same front elevation may not
be attached to each other. Variation in the front elevation may not be achieved by simply mirroring the
façade, but may be accomplished by providing at least three (3) of the following architectural changes:
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i. Adding masonry elements above the masonry required for the foundation.
ii. Changing the location of roof type, roof line, front facing gable(s) and/or dormers.
iii. Changing the style of roof type, roof line, front facing gable(s) and/or dormers.
iv. Providing varied siding application using horizontal siding, shake siding or board and batten
siding.
v. Providing varied color application.
vi. Adding or removing a porch.
vii. Adding or removing a covered stoop.
viii. Adding projections such as bay/box windows, second floor balconies, or accent roofs.
ix. Changing the unit width.
x. Any other element of architectural variation as approved by the Director of Planning.
In addition, this variation obligation may be achieved on a building by building basis only if approved by the
Director of Planning at the time of plans review and approval. If the Planning Director does not approve, then
the owner may submit the proposed building by building variation to the Planning Commission for approval and
satisfaction of this variation obligation.
d. Porches & Stoops. Front stoops and porches shall be construed with continuous foundation walls or
masonry piers to match the foundation of the home.
e. Foundation Plantings. Foundation planting beds shall be required along the entire front façade of
buildings excluding garages, stairs and walkways accessing porches and patios. Foundation planting
beds that extend a minimum of one third (1/3) of the length of the side elevation (as measured from the
front corner of the unit) are also required on building side elevations that are adjacent to public streets.
Foundation planting beds shall contain a minimum of fifty (50) percent evergreen material with one (1)
shrub per three (3) linear feet wide as measured from the unit foundation. Unit corners shall be visually
softened with vertical accent shrubs (4’-5’ at the time of planting) or small evergreen trees (6’-8’ at the
time of planting).
f. Front Walks. Front walks shall be provided from the driveway or sidewalk to the front entrance of a
dwelling. All front walks shall be a minimum of three (3) feet in width and hardscaped (concrete,
asphalt or pavers).
g. Heating, Ventilation and Air Conditioning (HVAC) Units and Generators. HVAC units and generators
installed as fixtures shall be screened initially from view of roads by landscaping or low maintenance
material, as approved by the Planning Department. If an HVAC unit and/or generator is located
between two driveways that access an Alley, the HVAC unit and/or generator need only be screened on
the side that faces the Alley that provides access to the driveways.
h. CBU Lighting. CBUs shall be lighted so that there is a minimum foot candle of 0.5 fc at the 20’
circumference measured from the center of the CBU, unless otherwise required by VDOT or otherwise
approved by the Police Department at the time of plans review.
30. Applicable to Multiple-Family Dwelling Units (Apartment)
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a. Architecture. The apartment buildings shall be constructed in general conformance with the illustrative
elevation in Exhibit H or another architectural appearance approved by the Planning Director at the time
of plans review. Subsequent to plans approval, the owner may also request approval of another
architectural appearance by the Planning Director.
b. Exterior Materials.
i. Roof materials shall be warranted for at least 30 years as demonstrated by the manufacturers
printed material.
ii. The facade of the building shall have a minimum of twenty-five (25) percent brick or stone
masonry in the aggregate. The height of the brick and stone shall be permitted to vary to allow
for a mixture of design features. Measurement of the requirement for masonry façade
treatment shall be exclusive of windows, gable vents, dormers, doors, trim, soffit, fascia,
balconies and porches.
iii. Acceptable siding materials include brick, brick veneer, stone, cast stone, cultured stone, other
masonry materials, fiber cement siding (such as HardiePlank, HardieShingle, and HardieTrim),
engineered wood siding (such as LP SmartSide), or another masonry architectural element
approved by the Planning Director, or another material approved by the Planning Director.
Decorative metal panels or siding and EIFS shall not be used, unless approved by the Planning
Director. Plywood and vinyl siding are not permitted. Other materials may be used for
parapets, cornices, surrounds, trim, architectural decorations, and design elements.
c. Supplemental Landscaping. Supplemental landscaping shall be provided around the perimeter of all
new multiple-family buildings and within common areas not occupied by recreational facilities or other
structures. Such landscaping shall be designed to: minimize the predominance of building mass; define
private spaces; prohibit concealment immediately adjacent to residential entrances/exits; and enhance
the residential character of the new multiple-family buildings. The Planning Department, at the time of
plans review, shall approve the landscaping plan with respect to the exact numbers, spacing,
arrangement and species of plantings.
d. Heating, Ventilation and Air Conditioning (HVAC) Units. HVAC units located on the roof shall be
screened from view from the adjacent public right of way. HVAC units located on the ground shall be
screened from view by landscaping or low maintenance material.
e. Common Exterior Door Access Control. Access control (e.g., keypads, fobs, electronic device, face and
fingerprint biometric authentication) shall be installed at each common exterior pedestrian apartment
building entrance. The owner of the Property shall provide the Chesterfield County Emergency
Communications Center (“ECC”) with access control device keypad codes, fobs or other means of entry
and the owner of the Property will update the ECC of access control changes.
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Proposed Layout Plan – Exhibit A
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Proposed Clubhouse Elevations – Exhibit B
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Omitted from Textual Statement.
Proposed Clubhouse Elevation – Exhibit C
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Proposed Townhouse with Garage Elevation – Exhibit D
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Proposed Flats with Garage Elevation – Exhibit E
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Proposed Townhouse with Garage (Rental) Elevation – Exhibit F
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Proposed Flats without Garage Elevation – Exhibit G
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Proposed Apartment Elevations – Exhibit H
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Case 19SN0529 Approved Conditions
Being Amended
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Applicant
Applicant’s Agent:
Jeffrey Geiger (804-771-9557)
jgeiger@hirschlerlaw.com
Applicant’s Contact:
Thomas Paige (804-639-9954)
tpage@starfieldcompanies.com
District Planning Commissioner
Tommy Owens (804-869-2214)
owenstommy@chesterfield.gov
Staff
Planning Department Case Manager: Harold Ellis (804-768-7592) ellish@chesterfield.gov
Community Enhancement: Ted Barclay (804-748-1802) barclayt@chesterfield.gov
Environmental Engineering: Douglas Miles (804-768-7797) milesd@chesterfield.gov
Fire & Emergency Medical Services: Anthony Batten (804-717-6167) battena@chesterfield.gov
Libraries: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Parks & Recreation: Stuart Connock (804-751-4484) connocks@chesterfield.gov
Police: Jim Eicher (804-318-8693) eicherj@chesterfield.gov
Schools: David Oakley (804-706-2586) oakleyd@chesterfield.gov
Transportation - County Department of Transportation: Steve Adams (804-751-4461)
adamsst@chesterfield.gov
Transportation - Virginia Department of Transportation: Dustin Dunnagan (804-674-2384)
dustin.dunnagan@vdot.virginia.gov
Utilities: Johnny Melis (804-751-4778) melisj@chesterfield.gov
Case Contacts
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24SN1060 - Matoaca
Amend zoning approval (Case 19SN0529) to modify
development standards plus conditional use planned
development to permit exceptions to ordinance
requirements in Residential (R-9) District on 99.18 acres.
The Summit at Magnolia Green Amendment
24SN1060, in the Matoaca District, is a request to amend previously approved zoning
case 19SN0529 to modify development standards, plus conditional use planned
development to permit exceptions to ordinance requirements in the R-9 District, on
99.18 acres.
1Page 244 of 397
24SN1060 - Overview
1. Amendment to 19SN0529
• Removes previously approved
“Life Plan Community” for
“Active-adult Community”
Reduces density
Removes skilled
nursing/memory care
Removes non-residential
uses
2. Proposes 900 independent living
units – variety of housing types
3. Planning Commission and
Staff recommend approval
The applicant is proposing an amendment of zoning Case 19SN0529 to replace the
“Life Plan” community approved in zoning case 19SN0529 for Tracts CC-6 and CC-7
(Parcels 7 and 8 as shown on the Lower Magnolia Green Conceptual Plan) with an
active adult age-restricted community. The current proposal reduces the density for
the subject tracts and removes skilled nursing and memory care living units, as well
as non-retail uses previously planned. A total of 900 independent living units, in a
variety of housing types, are planned. The Planning Commission and Staff
recommend approval.
2Page 245 of 397
24SN1060 – Zoning Map
The subject property is outlined and cross-hatched in red above and is currently
zoned residential (R-9), as is property to the north. Property to the south and east is
zoned Agricultural (A) and property to the west is zoned General Industrial (I-2).
3Page 246 of 397
24SN1060 – Aerial & Land Use Plan Map
The subject property is outlined in white above. As illustrated on the aerial plan, the
site is currently undeveloped. The land use designation for the site is Regional Mixed
Use.
4Page 247 of 397
24SN1060 – Proposed Layout Plan
As previously stated, amendment of zoning Case 19SN0529 relative to master plan,
uses, and density is proposed. Specifically, the applicant is proposing to replace the
“Life Plan” community approved in zoning case 19SN0529 for Tracts CC-6 and CC-7
(Parcels 7 and 8 of the Lower Magnolia Green Conceptual Plan), known as Summit at
Magnolia Green, with an active adult, age-restricted community. The life plan
community permitted a density of 1,130 dwelling units, 192 assisted living beds, and
40,000 square feet of retail. The active adult (age-restricted) community proposed by
the applicant provides 900 independent living units, in a variety of housing types,
with both for sale and for rent options. This plan results in a maximum of twelve (12)
units per acre are being proposed. The current proposal reduces the density for the
subject area and removes skilled nursing and memory care living units, as well as
commercial uses previously planned. Details of the proposed clubhouse(s) and
housing elevations are provided in the following slides.
5Page 248 of 397
24SN1060 – Conceptual Clubhouse Elevation
The next few screening are the applicant’s proposed elevations. These pictures
illustrate a conceptual image of the proposed clubhouse(s).
6Page 249 of 397
24SN1060 – Conceptual Elevations
Townhouses – for sale or for rent
These are the proposed townhome product.
7Page 250 of 397
24SN1060 – Conceptual Elevations
Flats – with and without garages
for sale or for rent
These are the proposed flats, both with and without garages.
8Page 251 of 397
24SN1060 – Conceptual Elevations
Multi-family buildings
And these are proposed conceptual elevations of the multi-family units.
9Page 252 of 397
24SN1060 – Recommendation(s)
Planning Commission – Approval
Staff – Approval
The quality design and architecture, and variety of housing types proposed provide
for an attractive and harmonious community comparable to surrounding
developments. Additionally, the proposed land uses are in compliance with the
Comprehensive Plan and approved overall layout plan for Magnolia Green. The
Planning Commission and Staff recommend approval.
10Page 253 of 397
24SN1060 – Zoning Map
11Page 254 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 10.E.
Subject:
24SN1139 - Cloverhill Church Rezoning - Matoaca
Board Action Requested:
Summary of Information:
Attachments:
1. 24SN1139-2025MAR26-BOS-RPT
2. 24SN1139-PP
3. 24SN1139_Disclosure Affidavit
Preparer:
Approved By:
Page 255 of 397
Cloverhill Church Rezoning 24SN1139 Page 1 of 22
24SN1139 – Cloverhill Church Rezoning
Magisterial District – Matoaca
Agent – Dave Anderson (804-432-6699)
BOS Public Hearing – March 26, 2025
Time Remaining 12 Months
Case Manager
Richard Saunders
(804-796-7192)
Request
Rezoning, Conditional Use &
Conditional Use Planned Development
A private school, church, and private athletic field and
courts are proposed.
Planning Commission Recommendation
Approval
Staff Recommendation
Approval
The Property
17500 and 17600 Hull Street Road
Site Size
25.0 Acres
Comprehensive Plan –
Land Use Designation
Neighborhood Business
Plan Area
County Wide Plan
Figure 1: Aerial of Request Area – Click Image for Link to GIS
Figure 2: Area Map of Request & Land Use Plan Map
Rezoning from Agricultural (A) and Neighborhood Business (C-2) to Neighborhood Business (C-2) with conditional use
for a private athletic field and courts, an outdoor public address system in conjunction with a private athletic field and
courts, and a fast food and drive-in restaurant use. Additionally, conditional use planned development is proposed to
permit exceptions to ordinance requirements. Specifically, exceptions are requested to authorize a private school use
and to provide relief from the setback and building height requirements.
A private school, church, and private athletic field and courts are proposed to be developed by Cloverhill Church, which
is currently located at 12310 Bailey Bridge Road. Commercial uses to include a fast-food restaurant are proposed,
however a concept plan for any use other than a church, private school, outdoor athletic field and court, or an outdoor
public address system in conjunction with an athletic field use must be approved by the Planning Commission as part
of site plan approval.
Summary of Proposal
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Cloverhill Church Rezoning 24SN1139 Page 2 of 22
PLANNING COMMISSION - APPROVAL
STAFF - APPROVAL
The proposed development will contain a private school, church, and private athletic fields and courts. Future
commercial development is contemplated along the Hull Street Road frontage of the property, however a conceptual
plan for any commercial use must be approved by the Planning Commission at time of site plan. The Comprehensive
Plan’s Land Use Designation of Neighborhood Business calls for commercial uses that serve neighborhood-wide trade
areas. While the proposed private school and church uses are not commercial, they facilitate congregation, community,
and learning, and draw from surrounding neighborhoods. The Neighborhood Business (C-2) zoning designation will allow
for future commercial uses that are consistent with the Land Use Designation, and conceptual plan review by the
Planning Commission ensures that any commercial uses are well integrated with the rest of the subject property and
surrounding properties. Staff finds that the modified development standards in this request will be no less beneficial to
the adjoining property owners and does provide an integrated plan that remains consistent with existing commercial
development and residential development in the area.
NOTES FOR THE PLANNING COMMISSION AND BOARD OF SUPERVISORS
1. Conditions may be imposed, or the property owner may proffer conditions.
2. Proffered conditions, Textual Statement, and a conceptual plan have been submitted by the applicant.
3. Both the Planning Commission and Staff recommend approval of the conditions identified in the staff report.
Recommendations
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Cloverhill Church Rezoning 24SN1139 Page 3 of 22
Summary of Proposal .............................................................................................................................................................. 1
Recommendations .................................................................................................................................................................. 2
Table of Contents .................................................................................................................................................................... 3
Planning................................................................................................................................................................................... 4
Current Zoning Map ................................................................................................................................................................ 6
Supplemental Analysis ............................................................................................................................................................ 7
Community Enhancement .................................................................................................................................................. 7
Environmental Engineering ................................................................................................................................................. 7
Fire & Emergency Medical Services .................................................................................................................................... 7
Police ................................................................................................................................................................................... 7
Transportation - County Department of Transportation .................................................................................................... 8
Transportation - Virginia Department of Transportation ................................................................................................... 9
Utilities – Water and Wastewater .................................................................................................................................... 10
Community Engagement & Public Hearings ......................................................................................................................... 11
Proffered Conditions (2-18-2025) ......................................................................................................................................... 12
Textual Statement - Ordinance Exceptions (2-18-2025) ....................................................................................................... 14
Proposed Conceptual Plan – Exhibit A .................................................................................................................................. 18
CUPD Conceptual Plan – Exhibit B ........................................................................................................................................ 19
Case Contacts ........................................................................................................................................................................ 20
Appendix ............................................................................................................................................................................... 21
Fire & Emergency Medical Services .................................................................................................................................. 21
Table of Contents
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Cloverhill Church Rezoning 24SN1139 Page 4 of 22
Zoning History
19SN0588: Approved (9/2019)
Rezoning from Agricultural (A) to Neighborhood Business (C-2) of 10.2 acres with conditional use to permit fast food and
drive-in restaurant use, conditional use to permit an outdoor recreational establishment (event venue) on 14.8 acres
zoned Agricultural (A), plus conditional use planned development to permit exceptions to ordinance requirements on the
entire 25 acres. A development consisting of commercial outparcels along Hull Street Road, and an outdoor theatre/event
venue in association with a future church was proposed.
Comprehensive Plan – Land Use Plan Designation
The Comprehensive Plan designates the Property for Neighborhood Business, which suggests the Property is appropriate
for commercial uses that serve neighborhood-wide trade areas.
Proposal
The applicant is seeking to rezone the entire 25.0 acres to Neighborhood Business (C-2) with conditional use to permit a
private athletic field and courts, outdoor public address system in conjunction with a private athletic field, and fast food
and drive-in restaurant use. Conditional use planned development is also requested to authorize a private school use
and provide relief to setback and building height requirements. A development consisting of a private school, church,
and a private athletic field and courts is proposed, as shown in Figure 3 below and on the Conceptual Plan (Exhibit A).
Two accesses to Hull Street Road are proposed, one of which is through a portion of the adjacent property to the west
(GPIN 7036672733) which was previously authorized in Case 19SN0588 and is zoned for Community Business (C-3) uses
as part of case 89SN0343 (Magnolia Green). Future commercial uses are also contemplated along the Hull Street Road
frontage of the subject property but would require conceptual plan review by the Planning Commission.
Figure 3: Excerpt from Conceptual Plan
Planning
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Cloverhill Church Rezoning 24SN1139 Page 5 of 22
The Master Plan (Textual Statement) establishes use standards for the private outdoor athletic fields and courts, which
limit the days and hours of operation, requires that a traffic management plan be submitted to the Police Department
for any events that exceed 400 expected attendees, requires that installation of an earthen berm be constructed to
reduce visibility of the field and courts from adjacent townhouse uses, limits sound to sixty-five (65) dB when measured
at the northern property line, and limits organized sports to events affiliated with the church or private school.
Design
The property is in the Route 360 West Design District, of which the purpose is to recognize the area as unique and to
enhance patterns of development. The design of the development is addressed through the proffered Master Plan
(Textual Statement) and Conceptual Plan that detail the general intent of the site layout. The layout of any future
commercial development would require review and approval by the Planning Commission prior to site plan approval.
Building and development standards are enumerated in the Master Plan (Textual Statement) and include building
materials (brick, stone, cultured stone, architectural masonry, cementitious siding, or composite siding), building height
(maximum of 50 feet), enhanced buffers adjacent to the northern and northwestern property lines that are adjacent to
residential uses, and parking lot lighting design. The Master Plan requires that any drive thru use be designed such that
windows or bays are arranged to minimize views from any street and not be located between buildings and roads. The
proffered conditions require that a sidewalk or shared use path be constructed to connect the private school and church
uses with pedestrian improvements along the Hull Street Road frontage of the property that will be required during site
plan review.
Ordinance Exceptions
The applicant is seeking a use exception to allow for a private school use on up to thirty (30) percent of the project area.
The area of the project designated for the private school use is shown in Exhibit B. Additionally, exceptions are
requested to reduce the interior side yard setbacks for outdoor athletic fields and parking to ten (10) feet (normal
requirement is thirty (30) feet), and to increase the building height limit for church and school buildings to fifty (50) feet
(normal height limit is forty-five (45) feet).
Findings
Staff supports the request since the proposal provides for assembly uses that would serve surrounding neighborhoods.
The conceptual plan and development standards provided by the applicant ensures a high level of site and building
design and requires adequate screening of proposed uses from nearby residential properties. The exceptions in this
request will have a minimal impact on area properties and is conditioned with an integrated plan of development.
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Cloverhill Church Rezoning 24SN1139 Page 6 of 22
Current Zoning Map
Page 261 of 397
Cloverhill Church Rezoning 24SN1139 Page 7 of 22
No comment on this request.
1. The property is located within the Upper Swift Creek Watershed. The project area drains to Blackman Creek and
ultimately to the Swift Creek Reservoir, approximately four (4) river miles away.
2. A review of the Natural Resource Inventory (NRI-23) submitted by Timmons Group, dated February 27, 2019 for
the Clover Hill Assembly of God Project, indicates compliance with the requirements as specified in Section 19.1-
542 of the Upper Swift Creek Watershed, in the Chesterfield County Zoning Ordinance. There are the presence
of non-tidal wetlands, to include 3.5 acres of wetlands, largely bisecting the project site and containing 948 feet
of an intermittent stream, and 0.06 acres of wetlands located in the northwest corner of the project site now.
3. To address water quality concerns in the watershed, enhanced erosion and sediment control measures above
those required by state regulations shall be provided, which include the use of super silt fence or an approved
alternative; sediment traps and basins that are at least twenty-five (25) percent larger than the minimum state
standards; and the application of Anionic PAM (Polyacrylamide) or an approved equivalent to denuded areas
during construction and final stabilization.
a. The applicant has offered Proffered Conditions 7.a., 7.b., and 7.c to address these concerns.
4. Increased stormwater runoff from the development may increase floodplain limits on downstream properties.
a. The applicant has offered Proffered Condition 7.d to address this potential impact.
5. All Sheet flow from impervious surfaces shall be collected and discharged to adequate receiving channels.
a. The applicant has offered Proffer Condition 7.e to address this potential impact.
Service Area
The Magnolia Green Fire Station, Company Number 25
Additional Information
This request will have minimal impacts on Fire & Emergency Medical Services.
Division Beat District
Swift Creek 36 Matoaca
Additional Information
The applicant did not include CCPD-suggested proffers, below, in the case as they felt that these items are best
addressed at the site plan submission stage. (CCPD recommendations for site plans are only advisory.) The Church takes
Supplemental Analysis
Community Enhancement
Environmental Engineering
Fire & Emergency Medical Services
Police
Page 262 of 397
Cloverhill Church Rezoning 24SN1139 Page 8 of 22
a strong security position – they hire off duty police personnel during services – but including CCPD’s recommended
proffers will guarantee that security best practices are implemented to bolster security and help protect staff, students,
and worshipers.
While church and school shoo�ngs remain sta�s�cally low, their unpredictability and poten�al lethality necessitate
implementa�on of security best prac�ces to reduce vic�miza�on and mi�gate liability. The applicant is strongly
encouraged to proffer the following measures to help reduce opportuni�es for criminal acts and facilitate police
response.
Proffer Type Suggested Proffer Language
Security a) Church and school access shall be controlled through installation of electronic access
control systems that utilize key cards, key fobs, or smartphones. A video intercom and
electronic release shall be installed at each building’s main entrance, and electronic
pushbutton keypads shall be installed for emergency police access. The unique,
police-only keypad code(s) shall be provided to the Chesterfield County Emergency
Communications Center (ECC) Operations Manager prior to certificates of occupancy
being issued.
b) A comprehensive, IP-based, high resolution, exterior video management system shall
be installed to monitor the church and school. Church and school shall join the
Chesterfield County Police Department's (CCPD) Community Connect program
whereby exterior video surveillance cameras are linked with CCPD to assist with
investigations and apprehensions. Private video camera feeds are not subject to FOIA,
and the ($200-$600) integrating device only retains video for three days. The system
can be set to only permit Police video camera access when a 911 call is made or when
a security/duress alarm is activated. There shall be minimum 30 day video retention
and DVR/NVR shall be capable of exporting video footage in proprietary and non-
proprietary formats. Visit www.connectchesterfield.org and/or contact CCPD Captain
Scott Obranovich (804-318-8065 or obranovichs@chesterfield.gov) for information.
c) A professional, centrally monitored, audible security alarm system shall be installed
within each building. Security alarm system decals shall be posted on all exterior
pedestrian building doors, and a CCPD alarm permit shall be obtained within 30 days
of system installation.
d) Labeled (exterior door numbers and room names) PDF copies of each building’s floor
plan shall be provided to the Chesterfield County ECC Operations Manager prior to
certificates of occupancy being issued.
Lighting a) Pole-mounted, full cut-off, photocell-activated, minimum 70 CRI-rated LED luminaires
shall illuminate church and school parking and sidewalks with a minimum maintained
illumination level of 1.5 foot-candles, as measured at grade.
b) Light poles within parking lots shall be located outside of planting islands to prevent
conflicts with required (tree) plantings.
Landscaping Building foundation plantings shall not have natural, mature growth habits that exceed thirty
(30) inches in height.
The Comprehensive Plan, which includes the Thoroughfare Plan, identifies county-wide transportation needs that are
expected to mitigate traffic impacts of future growth. Traffic impacts of this request will be addressed through right-of-
way dedication, access control, and road improvements as detailed in the following chart:
Transportation - County Department of Transportation
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Cloverhill Church Rezoning 24SN1139 Page 9 of 22
Recommendation Applicant’s
Proposal
Dedication - Right-of-Way (measured from the centerline of the road):
• One hundred (100) feet on the north side of Route 360 (Major Arterial). Proffered
Condition 3
Vehicular Access:
• Limited to two (2) accesses to Hull Street Road (Route 360). If requested by the developer and
approved by the Transportation Department, one (1) additional access may be permitted.
• Provide access easement from the eastern Route 360 access (Entrance #1) to the adjacent property
to the east.
Proffered
Condition 4
Road Improvements:
• Construction of additional pavement along the westbound lanes of Route 360 to provide a separate
right turn lane at each approved access.
• Modification of the eastern Route 360 crossover (Crossover #1) to preclude vehicles from exiting the
Property and turning left onto Route 360 and provide adequate left turn lanes in both directions.
• Construction of additional lane of pavement (future 3rd thru lane) along westbound Route 360 for
the entire Property frontage. Improvement shall be completed prior to issuance of any certificate of
occupancy for any building other than the Private School/Church (Building 2).
• Construction of adequate left turn lanes eastbound and westbound on Route 360 at the western
crossover (Crossover #2).
• Modification of the western crossover (Crossover #2) to preclude vehicles from exiting the Property
and turning left onto Route 360. Improvement shall be completed in conjunction with the Property
having vehicular access to Magnolia Market Avenue (by others). If requested by the Developer, the
Transportation Department may approve relief to this improvement.
• Construction of a sidewalk or shared use path along Route 360 or alternative, if approved by staff.
Proffered
Condition 5
The Virginia Department of Transportation (VDOT) has reviewed zoning Case 24SN1139 to rezone the property to
Neighborhood Business (C-2) District with conditional use planned development. A look at the concept plan indicates
the construction of two access point to Hull Street Road, along with restricted movement crossovers along the median
of Route 360 (Hull Street Road.), and with right turn lanes for the entrances. Proffered conditions include remarks for
completion of a sidewalk or shared use path along the Property’s frontage. Additionally, an extension of the existing
terminus of the third through lane along the property’s frontage to the property line is also proffered before issuance of
the Certificate of Occupancy for any building other than Building Two (2) on Exhibit A.
Any improvements to public roads under VDOT maintenance shall be in accordance with the requirements of the VDOT
Road Design Manual for the functional classification and design speed of the road. With the proposed realignment,
restructuring, and relocation of median crossovers along an Arterial Preservation Network (APN), the subject median
crossovers will need to be reviewed and approved by the District Traffic Engineer. APN median changes that trigger an
Access Management Exception due to spacing will require further approval by the State Location & Design Engineer. All
proposed sidewalks proposed in VDOT maintained rights-of-way (ROW) shall be designed in accordance with VDOT
standards. Any proposed street trees within VDOT maintained ROW will need to comply with clear zone and landscaping
requirements detailed in Appendix A1 and Appendix B1 of the VDOT Road Design Manual. During the plan review
process, VDOT will require trip generations and turn lane warrant analysis based on the proposed site improvements.
Transportation - Virginia Department of Transportation
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Cloverhill Church Rezoning 24SN1139 Page 10 of 22
1. The subject property is within a mandatory water and wastewater connection area for non-residential
development.
2. Public water and wastewater is available to the subject property.
3. The applicant has proffered:
a. County water and wastewater shall be used.
b. No direct service connections to water line on Hull Street Road shall be made. Connections shall be
provided off new lines that provide an internal loop for the
property.
c. The developer shall at all times maintain 20 feet of access during construction to the water storage tank
located on GPIN 704-667-0942. At no time shall access to the water tank be obstructed. Any disturbance
to the existing access across GPIN 703-667-2733 will require construction of new, secure, access and
dedication of easements subject to county review and approval. Security gate as approved by
Chesterfield Utilities shall be installed with the construction of utility access road as shown on Exhibit A.
d. Upon request by the County, access to the property and easements shall be provided, at no cost on
standard County documents, in a location mutually agreeable to the owner and the County, for the
construction of public wastewater lines independent of the timing of this development.
4. The Utilities Department supports this request.
Utilities – Water and Wastewater
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Cloverhill Church Rezoning 24SN1139 Page 11 of 22
Community Meetings
7/11/2024 at Cloverhill Church:
No citizens attended the community meeting.
Planning Commission
2/18/2025: Citizen Comments: No citizens spoke.
Recommendation: APPROVAL WITH CONDITIONS.
Motion: Hylton Second: Sloan
AYES: Petroski, Sloan, Hardin, Hylton, Owens
Community Engagement & Public Hearings
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Cloverhill Church Rezoning 24SN1139 Page 12 of 22
Staff Note: Both the Planning Commission and Staff recommend approval of the request with the following conditions.
The property owner and Applicant in this case, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as amended)
and the Zoning Ordinance of Chesterfield County, for themselves and their successors and assigns, proffer that the
property under consideration for rezoning (“the Property”) will be developed according to the following proffers if, and
only if, the request submitted herewith is granted with only those conditions agreed to by the owner and Applicant. In
the event this request is denied or approved with conditions not agreed to by the owner and Applicant, the proffers shall
immediately be null and void and of no further force or effect.
The proffers agreed to herein are believed by the owner and Applicant to be reasonable, according to current laws of
the Commonwealth of Virginia.
1. Master Plan. The Textual Statement dated February 18, 2025, and all referenced exhibits shall be considered
the Master Plan. (P)
2. Utilities. County water shall be used for domestic and emergency fire flow purposes throughout the
development. County wastewater shall be used for domestic wastewater disposal purposes throughout the
development.
A. No direct service connections to water line on Hull Street Road shall be made. Connections shall be
provided off new lines that provide an internal loop for the property.
B. Well water may be used for irrigation purposes only.
C. The developer shall at all times maintain 20’ of access during construction to the water storage tank
located on GPIN 704-667-0942. At no time shall access to the water tank be obstructed. Any
disturbance to the existing access across GPIN 703-667-2733 will require construction of new, secure,
access and dedication of easements subject to county review and approval. Security gate as approved
by Chesterfield Utilities shall be installed with the construction of utility access road as shown on
Exhibit A.
D. Upon request by the County, access to the property and easements shall be provided, at no cost on
standard County documents, in a location mutually agreeable to the owner and the County, for the
construction of public wastewater lines independent of the timing of this development. (U)
3. Dedication. Prior to any site plan approval or within sixty (60) days from a written request by the Chesterfield
Department of Transportation, whichever occurs first, one hundred (100) feet of right-of-way along the north
side of Hull Street Road (Route 360), measured from the centerline of that part of Route 360 immediately
adjacent to the property, shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County.
(T)
4. Access.
A. Direct vehicular access from the Property to Route 360 shall be limited to two (2) accesses, as generally
shown on Exhibit A. If requested by the developer and approved by the Transportation Department, one (1)
additional access may be provided to Route 360.
B. Prior to any site plan approval, an access easement, acceptable to the Transportation Department, shall
be recorded from the eastern Route 360 access (Entrance #1) to the adjacent property to the east, identified
as Tax ID 705-667-4831. (T)
5. Road Improvements. The following road improvements shall be completed, as determined by the
Transportation Department. The exact design and length of the improvements shall be approved by the
Transportation Department. If requested by the owner/developer and approved by the Transportation
Department, the phasing of the road improvements may be modified.
A. Construction of additional pavement along the westbound lanes of Hull Street Road (Route 360) at each
Proffered Conditions (2-18-2025)
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Cloverhill Church Rezoning 24SN1139 Page 13 of 22
approved access to provide a separate right turn lane. Improvement shall be completed in conjunction
with development proposing the associated Route 360 vehicular access. (Note: With construction of the
additional lane of pavement along westbound lanes of Route 360, the owner/developer shall maintain
or replace the right turn lane(s) into each approved access as these lanes are exclusive of the westbound
Route 360 third through lane)
B. Construction/modification of existing/relocated eastern Route 360 crossover (Crossover #1 on Exhibit A)
to preclude vehicles from exiting the Property and turning left onto Route 360 and provide adequate left
turn lanes in both directions. Improvement shall be completed in conjunction with development
proposing vehicular access at this crossover.
C. Construction of an additional lane of pavement (i.e. third through lane) along westbound lanes of Route
360 from the existing terminus of the third through lane in the existing Route 360 median to the western
Property line. Improvement shall be completed prior to issuance of any certificate of occupancy for any
building other than the Private School/Church (Building 2 on Exhibit A).
D. Construction of adequate left turn lanes eastbound and westbound on Route 360 at the
existing/relocated western crossover (Crossover #2 on Exhibit A). Improvement shall be completed in
conjunction with development proposing vehicular access at this crossover.
E. Modification of existing western crossover (Crossover #2 on Exhibit A) to preclude vehicles from exiting
the Property and adjacent properties and turning left onto Route 360. Improvement shall be completed
in conjunction with the Property having vehicular access to Magnolia Market Ave (by others). If
requested by the Owner/Developer, the Transportation Department may approve relief to this road
improvement in accordance with VDOT standards.
F. Construction of an east-west shared use path or sidewalk along the north side of Route 360 for the entire
Property frontage. If approved by the Transportation Department, an alternative to a path or sidewalk
directly adjacent to Route 360, a publicly accessible path, including access easements, shall be provided
that allows for pedestrians to travel from the westernmost to easternmost property lines of Property.
Alignment of alternative path or sidewalk shall be approved by the Transportation Department and
Utilities Department. Improvement shall be completed prior to issuance of any certificate of occupancy
for any other building other than the Private School/Church (Building 2 on Exhibit A).
G. Dedication to Chesterfield County, free and unrestricted, any additional right-of-way (and/or easements)
required for the improvements identified. (T)
6. Pedestrian Accommodation from Route 360. In conjunction with construction of the east-west path/sidewalk
along Route 360 (“Route 360 East-West Path/Sidewalk” per Proffered Condition 5.F), the owner/developer
shall construct a pedestrian shared use path or sidewalk, noted as “Connector Path” and generally shown on
Exhibit A, from the Route 360 East-West Path/Sidewalk to internal sidewalks proposed as part of the
development. Final design and location shall be approved by the Planning Department. (P)
7. Environmental.
A. Super Silt Fence, or an alternative as approved by the Department of Environmental Engineering, shall
be provided as a perimeter control in locations where standard silt fence would have been required.
B. Sediment traps and sediment basins sized at least 25% larger than the minimum Virginia Erosion and
Sediment Control Handbook’s standard shall be provided.
C. Anionic PAM, Flexible Growth Medium and/or a County-approved equivalent shall be applied to
denuded areas during construction and at final stabilization in the locations shown on plans approved by
Environmental Engineering at the time of plans review.
D. The maximum post-development discharge rate for the 100-year storm shall be based on the maximum
capacity of the existing facilities downstream and shall not increase the recorded and /or established
100-year backwater and /or floodplain. On-Site detention of the post-development 100-year discharge
rate to below the pre-development 100-year discharge rate may be provided to satisfy this requirement.
E. The Stormwater system serving the property shall be designed to prevent stormwater released from
disconnected roof drains, driveways, roads and curb and gutter from sheet flowing onto adjacent lots
not located on the property. (E)
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Cloverhill Church Rezoning 24SN1139 Page 14 of 22
I. INTRODUCTION.
The purpose of this rezoning is to permit a private school (anticipated to be a high school), associated outdoor fields and
courts, and a church.
II. REQUEST.
A. Rezone 25 acres to C-2.
B. Conditional Use on 25 acres to permit fast food and drive in restaurant use.
C. Conditional Use on 25 acres to permit athletic field, privately operated to permit exceptions to Ordinance
restrictions.
D. Conditional Use on 25 acres to permit an outdoor public address system in conjunction with the athletic field.
E. Conditional Use Planned Development on 25 acres to permit a private school.
F. Conditional Use Planned Development on 25 acres to permit exceptions to Ordinance requirements.
G. Inclusion of 1.2 acres of Tax Parcel 702667219400000, zoned R-9, for the purpose of proffered conditions
herein.
III. EXHIBITS. The following, prepared by Timmons Group, shall constitute the Exhibits of this Textual
Statement.
A. Exhibit A – Conceptual Plan - Dated December 5, 2024
B. Exhibit B – Conceptual Plan CUPD Areas – Dated December 5, 2024
IV. GENERAL CONDITIONS.
A. Uses. Permitted uses, as shown in Exhibit A, include church, accessory uses to the church, private school,
outdoor athletic fields and courts, and an outdoor public address system in conjunction with the athletic field.
Chesterfield County must approve any use modifications to the concept plan; Should applicant submit an amended
concept plan to include other uses, the following uses shall be permitted:
1. Accessory uses not otherwise listed or prohibited which are customarily accessory and incidental to permitted
use
2. Antique Shop, excluding Pawnbroker, flea market, second hand and consignment store
3. Assisted living without dwelling units for assisted living with dwelling units refer to dwelling, multiple-family
4. Athletic field publicly operated
5. Bakery goods store
6. Banks with or without drive-in window
7. Barber shop
8. Beauty shop
9. Bicycle sale and rental
10. Bookstore
11. Brewery, craft
12. Camera store
13. Candy store
14. Catering establishment
15. Church
16. Clinic, medical, dental, or optical
17. Clothing Store
18. Communication office
Textual Statement - Ordinance Exceptions (2-18-2025)
Page 269 of 397
Cloverhill Church Rezoning 24SN1139 Page 15 of 22
19. Communication small cell
20. Communication studio and station
21. Communication tower
22. Convenience store
23. Day care, adult
24. Day care, child
25. Dining, outside
26. Distillery, craft
27. Drug store
28. Dry cleaning pick up, drop off, and coin operated
29. Florist Shop
30. Funeral Home
31. Gift Shop
32. Grocery Store
33. Hardware Store
34. Health club
35. Hobby Store
36. Jewelry Store
37. Laboratory, dental or medical, primary use
38. Laboratory, dental or medical, in conjunction with a medical or dental office or clinic on the property
39. Laundromat
40. Massage clinic
41. Museum, privately operated
42. Nursing Home
43. Office
44. Paint Store
45. Park, private
46. Pet Shop
47. Photography studio
48. Plant nursery, retail
49. Public address system, outside in conjunction with primary use
50. Recreation establishment, commercial-indoor
51. Recreation establishment, commercial-outdoor
52. Restaurant, carry out
53. Restaurant, fast food or drive in
54. Restaurant, sit-down
55. School, art
56. School, business
57. School, dance
58. School, martial arts
59. School, music
60. School, private
61. Sporting goods sales
62. Stationary store
63. Tailor shop
64. Toy store
65. Travel Agency
66. Winery, craft
67. Worship, place of
In no instance shall individual uses listed above exceed 40,000 square feet, not including church or private school
buildings.
Page 270 of 397
Cloverhill Church Rezoning 24SN1139 Page 16 of 22
All amended concept plans showing other uses than the church, accessory uses to the church, private school, outdoor
athletic fields and courts, and an outdoor public address system in conjunction with the athletic field uses shall be
approved by the Planning Commission. Modifications to the concept plans or amended plans showing permitted uses
(listed in Item IV. A.) shall be approved by the Planning Director.
B. Specific Use Standards.
1. Outdoor Athletic Field & Courts. The athletic facilities shall be subject to the following requirements.
a) Hours/Days of Operation. Athletic activities shall be controlled and operated by Applicant and/or assignees
as follows:
(1) Monday through Wednesday from 10:00 a.m. to 11:00 p.m.
(2) Thursday through Saturday 8:00 a.m. to 12:00 a.m.
(3) Sunday from 8:00 a.m. to 10:00 p.m. Easter Sundays only from 6 a.m. to 10 p.m.
b) Berm. An earthen berm shall be constructed to reduce visibility of outdoor activities to Townhouses. This
berm shall be an average of 6 feet in height and shall be installed where there is a direct line of sight
between the outdoor fields/courts and Townhouses. Detailed design of berm shall be included at the time of
site plan approval for the Church.
c) Event Management. Church shall provide a traffic management plan to Chesterfield County Police to show
standard traffic management for outdoor athletic and/or entertainment events exceeding 400 expected
attendees. Church shall coordinate events through Chesterfield County where uniformed traffic control
officers are required.
d) Organized sports, defined as sports league play not affiliated with the Church and/or school, are not
permitted. Sports associated with the Church and/or school shall be permitted without conditions.
2. Restaurant, fast food or drive in. If a drive thru is permitted through an amended concept plan and approved by
the Planning Commission, drive-in or drive through facilities shall include windows, bays or similar uses shall be
arranged so as to minimize view from streets and shall not be located between the building and roads.
C. Building Standards.
1. Materials. Buildings shall have exterior wall surfaces constructed of brick, stone, cultured stone, architectural
masonry, cementitious siding, PEMB panels, or composite siding. Vinyl siding shall not be used as primary wall
siding. Doors, windows, trim, cornices and other finishes (not primary walls) may be constructed of polyvinyl,
fiberglass, metal, and other materials of comparable quality as approved by the Planning Director.
2. Building Height. Church and any church accessory buildings and the Private School shall not exceed 50’ in height.
3. Where building foundation plantings are installed, plants shall not have natural mature growth habits that
exceed thirty (30) inches in height.
D. Buffers and Setbacks. Buffers and setbacks to adjacent properties shall be provided as follows and as identified
on Exhibit A:
1. Northern Property Line – One-hundred-foot (100’) buffer in accordance with the Chesterfield County Zoning
Ordinance buffer requirements
2. Western Property Line adjacent to Tax ID 703-668-6215 (Apartments) – One-hundred-foot (100’) buffer in
accordance with the Chesterfield County Zoning Ordinance buffer requirements.
3. Side Setbacks – Ten-foot (10’) setback measured from the property line shall apply to the outdoor athletic fields
and parking. Landscaping density requirements shall be permitted within this setback.
E. Noise. No amplified sound from outdoor activities shall be greater than 65 dB when measured at the northern
property line.
F. Lighting. No lights shall be installed within 200 feet of the northern property line adjacent to the Townhouses
and Apartments. Lighting plans shall be approved as part of the site plan approval process.
Page 271 of 397
Cloverhill Church Rezoning 24SN1139 Page 17 of 22
1. Pole-mounted, full cut-off, photocell activated, minimum 70 CRI-rated LED luminaries shall illuminate the church
and school parking and sidewalks with a minimum maintained illumination level of 1.5 foot candles, as
measured at grade.
2. Light poles within parking lots shall be located outside of planting islands to prevent conflicts with required
(tree) plantings.
G. Shared Parking. Parking requirements for church use shall be calculated according to Chesterfield Zoning
requirements. Parking spaces allocated for school parking shall be permitted in calculations for church parking
since the uses are held at different and non-conflicting times of the days and week.
H. Security.
1. Church and private school building access shall be controlled through installation of electronic access control
systems that utilize key cards, key fobs, or smartphones. An electronic pushbutton keypad shall be installed at
each building’s main entrance for emergency police access. The unique, police-only keypad code shall be
provided to the Chesterfield County Emergency Communications Center (ECC) Operations Manager prior to
certificates of occupancy being issued.
2. A professionally installed, audible security alarm system shall be installed within each building. Security alarm
system decals shall be posted on all exterior pedestrian building doors.
Page 272 of 397
Cloverhill Church Rezoning 24SN1139 Page 18 of 22
Proposed Conceptual Plan – Exhibit A
Page 273 of 397
Cloverhill Church Rezoning 24SN1139 Page 19 of 22
CUPD Conceptual Plan – Exhibit B
Page 274 of 397
Cloverhill Church Rezoning 24SN1139 Page 20 of 22
Applicant
• Applicant’s Agent:
Dave Anderson (804-432-6699)
dave.anderson@timmons.com
• Applicant’s Contact:
Stan Grant (804-739-7500)
Sgrant@cloverhill.church
District Planning Commissioner
• Tommy Owens (804-869-2214)
owenstommy@chesterfield.gov
Staff
• Planning Department Case Manager: Richard Saunders (804-796-7192) saundersri@chesterfield.gov
• Community Enhancement: Ted Barclay (804-748-1802) barclayt@chesterfield.gov
• Environmental Engineering: Douglas Miles (804-768-7797) milesd@chesterfield.gov
• Fire & Emergency Medical Services: Anthony Batten (804-717-6167) battena@chesterfield.gov
• Police: Jim Eicher (804-318-8693) eicherj@chesterfield.gov
• Transportation - County Department of Transportation: Steve Adams (804-751-4461)
adamsst@chesterfield.gov
• Transportation - Virginia Department of Transportation: Dustin Dunnagan (804-674-2384)
dustin.dunnagan@vdot.virginia.gov
• Utilities: John Melis (804-751-4778) melisj@chesterfield.gov
Case Contacts
Page 275 of 397
Cloverhill Church Rezoning 24SN1139 Page 21 of 22
Mission & Service Profile
The mission of Chesterfield Fire and Emergency Medical Services (CFEMS) is to protect life, property and the environment.
This requires a comprehensive portfolio of services aimed at preventing fires, mitigating the impact of fires and disasters
on the community, and providing a timely and effective response when fires, medical and other emergencies occur.
Community risks, population growth and demographic changes, service demands, and response times are reviewed
annually and the need for additional Fire & EMS operating and capital resources in support of the department’s mission
is evaluated during the county’s annual budget and 5-year Capital Improvement Plan (CIP) processes.
Community Fire Protection Capabilities Assessment
Chesterfield Fire and EMS participates in the Insurance Services Office (ISO) Public Protection Classification (PPC) program,
which rates a community’s fire protection capabilities in accordance with the Fire Suppression Rating Schedule (FSRS).
Using the FSRS, the ISO performs a comprehensive evaluation of a community’s fire department, water supply, emergency
communications and community risk reduction efforts. The resulting score establishes a PPC rating from 1 to 10, with
Class 1 being the best possible rating. Many insurance carriers reference a community’s PPC rating in establishing
insurance premiums. Generally, communities with a Class 1 rating enjoy lower insurance premiums than those
communities with a Class 10 rating. Chesterfield County has a current community classification of 2/2Y, however some
portions are classified as 10 or 10W based on the parameters indicated below.
Class 2 - within 5 miles of a fire station and within 1,000 feet of a fire hydrant.
Class 2Y – within 5 miles of a fire station but not within 1,000 feet of a fire hydrant.
Class 10W – within 5-7 miles of a fire station and within 1,000 feet of a fire hydrant.
Class 10 – outside of 5 miles of a fire station and not within 1,000 feet of a fire hydrant.
Appendix
Fire & Emergency Medical Services
Page 276 of 397
Cloverhill Church Rezoning 24SN1139 Page 22 of 22
Response Time Goals (Urban/Rural Zones)
Urban Zone
Fire and EMS response goal is 7 minutes from receipt of call in the Emergency Communications Center (ECC) to
arrival of first responding unit. Fire and EMS facilities should be strategically located to provide 4 minutes or less
travel time for the first arriving engine company at a suppression incident, and 8 minutes or less travel time for
deployment of an Effective Firefighting Force (first alarm assignment) at a suppression incident.
Rural Zone
Fire and EMS response goal is 12 minutes from receipt of call in the Emergency Communications Center (ECC) to arrival of
first responding unit. Fire and EMS facilities should be strategically located to provide 9 minutes or less travel time for the
first arriving engine company at a suppression incident, and 13 minutes or less travel time for deployment of an Effective
Firefighting Force (first alarm assignment) at a suppression incident.
Page 277 of 397
24SN1139 - Matoaca
Rezone from Agricultural (A) and Neighborhood Business
(C-2) to Neighborhood Business (C-2) plus conditional use
to permit a fast food and drive in restaurant use, a private
athletic field use and an outdoor public address system,
plus conditional use planned development on 25.0 acres.
Cloverhill Church Rezoning
Case 24SN1139, in the Matoaca Magisterial District, Cloverhill Church Rezoning is a
request to rezone from Agricultural (A) and Neighborhood Business (C-2) to
Neighborhood Business (C-2) plus conditional use to permit a fast food and drive in
restaurant use, a private athletic field use and an outdoor public address system,
with conditional use planned development to permit exception to ordinance
requirements. A private school, church, and private athletic field and courts are
proposed to be developed by Cloverhill Church, which is currently located at 12310
Bailey Bridge Road.
1Page 278 of 397
24SN1139 – Zoning Map
The Property contains 25.0 acres and is zoned Agricultural (A) and Neighborhood Business
(C-2). Adjoining properties to the north and west are zoned residential (R-9) and are part
of the Magnolia Green master zoning case. The adjoining property to the east is zoned
Agricultural (A), and the adjoining properties to the south are zoned Neighborhood
Business (C-2) and General Business (C-5).
2Page 279 of 397
24SN1139 – Aerial & Land Use Plan Map
The first image on the left shows the Property as currently being vacant. Properties to the
north and northwest are part of Magnolia Green and are occupied by residential uses
(townhomes and apartments). Properties to the west are occupied by a public water
storage tank and vacant land that is planned for commercial as part of the Magnolia Green
planned development. The property to the east is occupied by a vacant building that was
most recently used as a residential dwelling. Properties to the south- across Hull Street
Road- are improved with both residential and commercial uses.
The second image on the right shows the Comprehensive Plan’s land use designation map.
The Plan designates the Property for Neighborhood Business, which suggests the property
is appropriate for neighborhood-serving commercial uses.
3Page 280 of 397
24SN1139 – Conceptual Plan
A development consisting of a private school, church, and a private athletic field and courts
is proposed, as shown in this conceptual plan. Two accesses to Hull Street Road are
proposed, one of which is through a portion of the adjacent property to the west (GPIN
7036672733) which was previously authorized in Case 19SN0588 and is zoned for
Community Business (C-3) uses as part of case 89SN0343 (Magnolia Green). Future
commercial uses are also contemplated along the Hull Street Road frontage of the subject
property but would require conceptual plan review by the Planning Commission.
4Page 281 of 397
24SN1139 – Proffers and Master Plan
• Uses- church, private school, private outdoor athletic
fields/courts, public address system
• Other uses with layout approved by Planning
Commission
• Building Materials
• Enhanced buffer adjacent to Magnolia Green
residential uses
• Drive-Thru Window Orientation
The proffered conditions require utility, stormwater management and transportation
improvements, and establishes that the property be developed in compliance with the
“Master Plan,” which is the textual statement provided by the applicant. The textual
statement outlines use and development standards for the property that are above and
beyond what is required by the zoning ordinance.
Building and development standards are enumerated in the Master Plan (Textual
Statement) and include building materials (brick, stone, cultured stone, architectural
masonry, cementitious siding, or composite siding), building height (maximum of 50 feet),
enhanced buffers adjacent to the northern and northwestern property lines that are
adjacent to residential uses, and parking lot lighting design. The Master Plan requires that
any drive thru use be designed such that windows or bays are arranged to minimize views
from any street and not be located between buildings and roads. The proffered conditions
require that a sidewalk or shared use path be constructed to connect the private school
and church uses with pedestrian improvements along the Hull Street Road frontage of the
property that will be required during site plan review.
5Page 282 of 397
24SN1139 – Ordinance Exceptions
The applicant is seeking a use exception to allow for a private school use on up to thirty
(30) percent of the project area. The area of the project designated for the private school
use is shown in the exhibit here, which is Exhibit B. Additionally, exceptions are requested
to reduce the interior side yard setbacks for outdoor athletic fields and parking to ten (10)
feet (normal requirement is thirty (30) feet), and to increase the building height limit for
church and school buildings to fifty (50) feet (normal height limit is forty-five (45) feet).
6Page 283 of 397
24SN1139 – Recommendation
Planning Commission- Approval
Staff- Approval
Both Planning Commission and Staff recommend approval of the request. The proposal
provides for assembly uses that would serve surrounding neighborhoods. The conceptual
plan and development standards provided by the applicant ensures a high level of site and
building design and requires adequate screening of proposed uses from nearby residential
properties. The exceptions in this request will have a minimal impact on area properties
and is conditioned with an integrated plan of development.
7Page 284 of 397
24SN1139 – Zoning Map
End of Presentation.
8Page 285 of 397
24SN1139
Page 286 of 397
Page 287 of 397
24SN1139
Page 288 of 397
Page 289 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 10.F.
Subject:
24SN1206 - Iron Bridge Baptist Church Private School - Dale
Board Action Requested:
Summary of Information:
Attachments:
1. 24SN1206-2025MAR26-BOS-RPT
2. 24SN1206 - Disclosure
3. 24SN1206 - PP
Preparer:
Approved By:
Page 290 of 397
Iron Bridge Baptist Church Private School 24SN1206 Page 1 of 10
24SN1206 – Iron Bridge Baptist Church
Private School
Magisterial District – Dale
Applicant – Jack Wilson, III (804-425-9474)
BOS Public Hearing – March 26, 2025
Time Remaining 12 Months
Case Manager
Haley Gibson
(804-748-1071)
Request
Conditional Use
Conditional use to permit a private school in conjunction
with a church in an Agricultural (A) District.
Planning Commission Recommendation
Approval
Staff Recommendation
Approval
The Property
10900 Iron Bridge Road
Site Size
13.53 Acres
Comprehensive Plan –
Land Use Designation
Neighborhood Business
Plan Area
County Wide Plan
Figure 1: Aerial of Request Area – Click Image for Link to GIS
Figure 2: Area Map of Request & Land Use Plan Map
The operation of a private school (grades kindergarten through fifth) in conjunction with Iron Bridge Baptist Church is
planned. Specifically, the approval of this request will allow for classes to be taught five (5) days a week utilizing the
second floor of the existing church building, plus existing outdoor playground area.
PLANNING COMMISSION - APPROVAL
STAFF - APPROVAL
The Comprehensive Plan’s land use designation for the Property calls for Neighborhood Business. Furthermore,
commercial uses that serve neighborhood-wide trade areas are appropriate. The use will be in conjunction with a church
and conditions will address potential impacts of the use on existing surrounding area development. In addition, there are
no apparent adverse impacts on nearby residential properties anticipated.
NOTES FOR THE PLANNING COMMISSION AND BOARD OF SUPERVISORS
1. Conditions may be imposed.
2. Conditions and a proposed layout plan are identified in this report.
3. Staff recommends the conditions identified in this report.
Summary of Proposal
Recommendations
Page 291 of 397
Iron Bridge Baptist Church Private School 24SN1206 Page 2 of 10
Summary of Proposal .............................................................................................................................................................. 1
Recommendations .................................................................................................................................................................. 1
Table of Contents .................................................................................................................................................................... 2
Planning................................................................................................................................................................................... 3
Current Zoning Map ................................................................................................................................................................ 5
Supplemental Analysis ............................................................................................................................................................ 6
Community Enhancement .................................................................................................................................................. 6
Environmental Engineering ................................................................................................................................................. 6
Fire & Emergency Medical Services .................................................................................................................................... 6
Police ................................................................................................................................................................................... 6
Transportation - County Department of Transportation .................................................................................................... 6
Transportation - Virginia Department of Transportation ................................................................................................... 6
Utilities – Water and Wastewater ...................................................................................................................................... 6
Community Engagement & Public Hearings ........................................................................................................................... 7
Conditions ............................................................................................................................................................................... 8
Proposed Layout Plan – Exhibit A ........................................................................................................................................... 9
Case Contacts ........................................................................................................................................................................ 10
Table of Contents
Page 292 of 397
Iron Bridge Baptist Church Private School 24SN1206 Page 3 of 10
Zoning History
12SN0116: Approved (11/2011)
Conditional use approval to permit a childcare center in an agricultural (A) and Light Industrial (I-1) Districts. Conditions of
approval addressed the following:
1. Requirements for potential new development of the childcare center
2. Limitations on recreational facilities
3. Setbacks for playground areas
Comprehensive Plan – Land Use Plan Designation
The Comprehensive Plan designates the Property for Neighborhood Business, which suggests the Property is appropriate
for commercial uses that serve neighborhood-wide trade areas.
Proposal
A private school in conjunction with the church use is planned. The Zoning Ordinance first permits private school in a
Corporate Office (O-2) District. The intent of the private school is to provide general instruction for students in a
classroom setting for kindergarten through fifth grade. The church has indicated approximately two hundred and fifty
(250) students are proposed to be enrolled in the private school. The church anticipates the hours of operation be
limited to Monday through Friday, 7 AM to 6 PM. The private school is proposed to operate on the upper floor of the
existing church building as reflected in Exhibit A.
Figure 3 – Floorplan reflecting the current layout of the existing church building.
Planning
Page 293 of 397
Iron Bridge Baptist Church Private School 24SN1206 Page 4 of 10
As permitted by a 2012 zoning case, there is a childcare center that currently operates on the lower floor of the church
building. The children enrolled in this program range from two (2) to five (5) years of age. This program extends the
mission and purpose of Iron bridge Baptist Church by providing care, moral and spiritual development, and family
ministry for each child enrolled. There are currently approximately 110 children enrolled in this program that will
continue to operate on the Property.
Figure 4 – Aerial image reflecting the existing church buildings and outdoor play area.
Iron Bridge Baptist Church is the principal use on the Property and the proposed private school would operate incidental
to the church utilizing the existing facilities. Conditions to mitigate potential impacts of the private school use include
limiting the use to be incidental to the existing church use (Condition 1). In addition, conditions will limit the hours of
operation and participation for both the existing childcare center and proposed private school to an enrollment of no
more than three hundred and sixty (360) children cumulatively (Conditions 2 and 3). The proposed private school and
existing childcare center have staggered drop off and pick up times, which will reduce traffic congestion. Lastly, outdoor
recreational use shall be limited to the existing playground area and no external alternations or additions shall be
permitted to accommodate the proposed private school or existing day care uses (Conditions 4 and 5).
Page 294 of 397
Iron Bridge Baptist Church Private School 24SN1206 Page 5 of 10
Current Zoning Map
Page 295 of 397
Iron Bridge Baptist Church Private School 24SN1206 Page 6 of 10
No comment on this request.
No comment on this request.
Service Area
The Chester Fire Station, Company Number 1
Additional Information
This request will have minimal impacts on Fire & Emergency Medical Services.
Division Beat District
Appomattox 81 Dale
Additional Information
This request is anticipated to have minimal impacts on Police. In April 2023, the church’s school
received a CCPD CPTED/security assessment with comprehensive recommendations regarding
physical and electronic access control measures, video surveillance, and police response.
With the proposed conditions, this request is anticipated to have a similar traffic impact as the existing permitted uses on
the property.
The Virginia Department of Transportation (VDOT) has reviewed Case 24SN1206 to permit a private school in an
Agricultural (A) District. A look at the concept plan indicates use of existing facilities. Existing access indicates partial
access to Route 10 with an existing turn lane at the intersection with Court Yard Road. This request does not appear to
impact VDOT-maintained rights-of-way; VDOT offers no comment at this time.
1. The subject property is located within a mandatory water and wastewater connection area for non-residential.
2. The existing structure is connected to the public water and public wastewater systems.
3. No new structures are proposed with this request.
4. The Utilities Department supports this request.
Supplemental Analysis
Community Enhancement
Environmental Engineering
Fire & Emergency Medical Services
Police
Transportation - County Department of Transportation
Transportation - Virginia Department of Transportation
Utilities – Water and Wastewater
Page 296 of 397
Iron Bridge Baptist Church Private School 24SN1206 Page 7 of 10
Community Meetings
A virtual community meeting was scheduled for this case on December 2, 2024, but was cancelled due to lack of
participation from the public.
Planning Commission
2/18/2025 Citizen Comments: No citizens spoke to this request.
Recommendation: APPROVAL WITH CONDITIONS
Motion: Hylton Second: Sloan
AYES: Petroski, Sloan, Hardin, Hylton, Owens
Community Engagement & Public Hearings
Page 297 of 397
Iron Bridge Baptist Church Private School 24SN1206 Page 8 of 10
Staff Note: Both the Planning Commission and Staff recommend the following conditions:
1. Use. The private school shall only be permitted in conjunction with the church use. (P)
2. Participation. The enrollment for both the private school and childcare center shall not exceed 360
children cumulatively at any given time. (P)
3. Hours of Operation. The private school shall be permitted to operate Monday through Friday between
the hours of 7 AM and 6 PM. (P)
4. Outdoor Recreation Use. Outdoor recreational use associated with the private school shall be limited
to the existing playground area identified in Exhibit B. (P)
5. Improvements. No exterior alterations or improvements shall be conducted to serve the private school
use. (P)
Conditions
Page 298 of 397
Iron Bridge Baptist Church Private School 24SN1206 Page 9 of 10
Proposed Layout Plan – Exhibit A
Page 299 of 397
Iron Bridge Baptist Church Private School 24SN1206 Page 10 of 10
Applicant
Applicant’s Contact:
Jack Wilson, III (804-425-9474)
jack@jackwilsonplc.com
District Planning Commissioner
LeQuan Hylton (804-768-7389)
hyltonl@chesterfield.gov
Staff
Planning Department Case Manager: Haley Gibson (804-748-1071) gibsonha@chesterfield.gov
Budget & Management: David Oakley (804-706-2586) oakleyd@chesterfield.gov
Community Enhancement: Ted Barclay (804-748-1802) barclayt@chesterfield.gov
Environmental Engineering: Douglas Miles (804-768-7797) milesd@chesterfield.gov
Fire & Emergency Medical Services: Anthony Batten (804-717-6167) battena@chesterfield.gov
Libraries: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Parks & Recreation: Stuart Connock (804-751-4484) connocks@chesterfield.gov
Police: Jim Eicher (804-318-8693) eicherj@chesterfield.gov
Schools: David Oakley (804-706-2586) oakleyd@chesterfield.gov
Transportation - County Department of Transportation: Steve Adams (804-751-4461)
adamsst@chesterfield.gov
Transportation - Virginia Department of Transportation: Dustin Dunnagan (804-674-2384)
dustin.dunnagan@vdot.virginia.gov
Utilities: John Melis (804-751-4778) melisj@chesterfield.gov
Case Contacts
Page 300 of 397
24SN1206
Page 301 of 397
Page 302 of 397
24SN1206 - Dale
Conditional use to permit a private school in conjunction
with a church in Agricultural (A) District.
Iron Bridge Baptist Church Private School
Case 24SN1206, in the Dale Magisterial District, Iron Bridge Baptist Church, is a request
for conditional use to permit a private school in conjunction with a church an
Agricultural (A) District.
1Page 303 of 397
24SN1206 - Overview
1. Conditional use to permit
a private school
2. The private school will be
in conjunction with a
church
3. Planning Commission
and Staff recommend
approval
Overview Slide.
2Page 304 of 397
24SN1206 – Zoning Map
The property contains 13.53 acres and is zoned Agricultural (A) and Neighborhood
Business (C-2). The existing church and proposed private school use would take place
on the Agricultural (A) zoned portion of the property.
Properties to the north are zoned Neighborhood Business (C-2), south Neighborhood
Business (C-2) and General Industrial (I-2), east Neighborhood Business (C-2) and
Community Business (C-3), and west Neighborhood Business (C-2) and Residential (R-
7).
3Page 305 of 397
24SN1206 – Aerial & Land Use Plan Map
The first image on the left shows the Property as being occupied by an existing church.
Area properties are developed with a mixture of residential and commercial uses.
The second image on the right shows the Comprehensive Plan’s land use designation
map. The Plan designates the Property for Neighborhood Business use, which suggests
the Property is appropriate for uses that serve neighborhood-wide trade areas.
4Page 306 of 397
24SN1206 – Existing Site Conditions Aerial
This is an aerial of the Property reflecting the existing church buildings and outdoor
play area with playground equipment.
5Page 307 of 397
24SN1206 – Layout Plan
A private school in conjunction with the church use is planned. The Zoning Ordinance
first permits private school in a Corporate Office (O-2) District. The intent of the church
is to provide general instruction for students in a classroom setting. The church has
indicated approximately two hundred and fifty (250) students are proposed to be
enrolled in the private school. The church anticipates the hours of operation be limited
to Monday through Friday, 7 AM to 6 PM. The private school is proposed to operate on
the upper floor of the existing church building as reflected in Exhibit A.
As permitted by a 2012 zoning case, there is a childcare center that currently operates
on the lower floor of the church building. The children enrolled in this program range
from two (2) to five (5) years of age. This program extends the mission and purpose of
Iron bridge Baptist Church by providing care, moral and spiritual development, and
family ministry for each child enrolled. There are currently approximately 110 children
enrolled in this program.
6Page 308 of 397
24SN1206 – Conditions
1. Use
2. Participation
3. Hours of Operation
4. Outdoor Recreation Use
5. Improvements
Iron Bridge Baptist Church is the principal use on the Property and the proposed private
school would operate incidental to the church utilizing the existing facilities. Conditions
to mitigate potential impacts of the private school use include limiting the use to be
incidental to the existing church use (Condition 1). In addition, conditions will limit the
hours of operation and participation for both the existing childcare center and
proposed private school to an enrollment of no more than three hundred and sixty
(360) children cumulatively (Conditions 2 and 3). The proposed private school and
existing childcare center have staggered drop off and pick up times, which will prevent
traffic congestion. Lastly, outdoor recreational use shall be limited to the existing
playground area and no external alternations or additions shall be permitted to
accommodate the private school use (Conditions 4 and 5).
7Page 309 of 397
24SN1206 – Recommendation
1. Planning Commission – Approval
2. Staff – Approval
The Comprehensive Plan’s land use designation for the Property calls for Neighborhood
Business. Furthermore, commercial uses that serve neighborhood-wide trade areas are
appropriate. The use will be in conjunction with a church and conditions will address
potential impacts of the use on existing surrounding area development. In addition,
there are no apparent adverse impacts on nearby residential properties anticipated.
As such, Planning Commission and staff recommend approval of the request subject to
the conditions listed in the staff report.
8Page 310 of 397
24SN1206 – Zoning Map
End of Presentation.
9Page 311 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 10.G.
Subject:
24SN1271 - McNulty Second Dwelling - Matoaca
Board Action Requested:
Summary of Information:
Attachments:
1. 24SN1271-2025MAR26-BOS-RPT
2. 24SN1271-PP
3. Disclosure Affidavit_24SN1271
Preparer:
Approved By:
Page 312 of 397
McNulty Second Dwelling 24SN1271 Page 1 of 15
24SN1271 – McNulty Second Dwelling
Magisterial District – Matoaca
Applicants – Kevin & Lori Ann McNulty (804-409-2069)
BOS Public Hearing – March 26, 2025
Time Remaining
12 Months
Case Manager
Betsy Hatch
(804-796-7122)
Request
Conditional Use & Conditional Use Planned
Development
A second dwelling is proposed. A reduction in the required
front setback for an existing single family dwelling is
requested.
Planning Commission Recommendation
Approval
Staff Recommendation
Approval
The Property
7720 River Road
Site Size
16.91 Acres
Comprehensive Plan –
Land Use Designation
Suburban Residential II
Plan Area
County Wide Plan
Figure 1: Aerial of Request Area – Click Image for Link to GIS
Figure 2: Area Map of Request & Land Use Plan Map
Conditional use to permit the construction of a second dwelling within the Agricultural (A) District. A conditional use
planned development for exceptions to ordinance requirements relative to setbacks for the existing principal dwelling
on the Property is requested.
The applicants purchased the 16.91-acre property in September of 2024 and reside within the existing single family
dwelling on the Property. Construction of a second dwelling that is detached from the principal dwelling is proposed.
The new dwelling will be occupied by the applicants’ parents. As part of the proposal, the applicants are seeking a
seventy-three (73) foot exception to the required 150-foot front yard setback for the existing dwelling.
The modified ordinance requirements would provide development standards that are no less beneficial to adjoining
property owners and provides an integrated plan that remains consistent with existing residential development in the
area.
Summary of Proposal
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McNulty Second Dwelling 24SN1271 Page 2 of 15
PLANNING COMMISSION - APROVAL
STAFF – APPROVAL
Similar requests have been approved with no known adverse impacts. The Property is situated within an Agricultural (A)
zoning district in an area that is largely rural in nature. As conditioned, the addition of a second dwelling will have
minimal impact on surrounding properties and the residential character of property will be maintained.
The current front yard setback for the existing dwelling has been in place since the dwelling was constructed in 1916. A
more recent subdivision of the Property has created a more restrictive setback requirement for this dwelling. The
modified setback requirement would provide a development standard that is no less beneficial to adjoining property
owners and provides an integrated plan that remains consistent with existing residential development in the area. No
adverse impacts for adjacent or nearby properties would result from this request.
NOTES FOR THE PLANNING COMMISSION AND BOARD OF SUPERVISORS
1. Conditions may be imposed, or the property owner may proffer conditions.
2. Conditions have been identified in this report.
3. Both the Planning Commission and Staff recommend approval of the conditions identified in the staff report.
Recommendations
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McNulty Second Dwelling 24SN1271 Page 3 of 15
Comprehensive Plan – Land Use Plan Designation
The Comprehensive Plan designates the Property for Suburban Residential II, which suggests the Property is appropriate
for residential development at a maximum density of 2.0 to 4.0 dwellings per acre.
Proposal
Located on the north side of River Road, the Property is comprised of approximately 16.91 acres that is improved with a
single family dwelling constructed in 1916 and five supporting outbuildings that appear to have once supported
agricultural activity on the Property. The existing dwelling was originally part of the nearby Pamplin Farm until it was
subdivided in 1996.
Proposed Second Dwelling
The current property owners purchased the Property in September of 2024 and intend to reside within the existing
dwelling following the completion of interior renovations. The applicants are seeking conditional use approval to
construct a detached dwelling to the rear of principal dwelling, as shown in Figure 3 and illustrated in Exhibit A. The
owner’s parents will reside in the second dwelling. The proposed second dwelling would be approximately 1,408 square
feet in size and be compatible in design to the principal dwelling (Exhibit C).
Figure 3 – Existing dwelling and approximate location of proposed second dwelling, as viewed from River Road. Existing shed to be demolished.
The conditions recommended for this proposal would limit the occupancy of the second dwelling to the occupants of the
principal dwelling, individuals related to the occupants of the principal dwelling, personal guests, or household
employees (Condition 1). Additionally, a deed restriction that provides for the use limitation is required to be recorded
against the property (Condition 2). As conditioned, the proposed use will not adversely impact the residential nature of
the Property and the newly proposed second dwelling will complement the existing character of the Property.
Planning
Page 315 of 397
McNulty Second Dwelling 24SN1271 Page 4 of 15
Figure 4 – Proposed location of second dwelling.
Conditional Use Planned Development - Front Yard Setback Exception
The 16.91-acre property was established through a subdivision on November 19, 1996. For properties created between
May 26, 1988 and February 28, 2001 within the Agricultural zoning district, the code requires principal dwellings to meet
a 150-foot front yard setback from the ultimate right-of-way. Therefore, the existing dwelling is now required to meet
the 150-foot setback. The applicant is seeking a seventy-three (73) foot exception for the existing dwelling in order to
establish a front setback of seventy-seven (77) feet from the ultimate right-of-way, as shown on Exhibit B. Staff is
supportive of preserving this existing setback condition on the Property.
Figure 4 – Existing front setback of dwelling.
Proposed
Second
Dwelling
77ft. Front
Setback
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McNulty Second Dwelling 24SN1271 Page 5 of 15
Current Zoning Map
Page 317 of 397
McNulty Second Dwelling 24SN1271 Page 6 of 15
No comment on this request.
No comment on this request.
Service Area
The Matoaca Station, Company Number 8
Additional Information
This request will have minimal impacts on Fire & Emergency Medical Services.
Division Beat District
Appomattox 80 Matoaca
Additional Information
This request is anticipated to have minimal impacts on Police.
Supplemental Analysis
Community Enhancement
Environmental Engineering
Fire & Emergency Medical Services
Police
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McNulty Second Dwelling 24SN1271 Page 7 of 15
This request will have a minimal impact on the transportation network.
The Virginia Department of Transportation (VDOT) has reviewed Case 24SN1271 requesting approval for a second
dwelling unit. The request appears to have minimal impact. Should the project require any work within the VDOT-
maintained rights-of-way, a VDOT Land Use Permit will be required.
1. The request site is within a mandatory water and wastewater connection area for new residential development.
2. The primary residence is connected to the public water system and a private septic system.
3. The proposed second dwelling unit will be detached from the primary residence.
4. The public wastewater system is over two hundred (200) feet from the subject property and the property is not
required to connect per County Code 18-60.2.
5. To prevent sharing of service across multiple properties in the event of a future subdivision, the Utilities
Department recommends that the following condition (Condition 4) be imposed by the Board of Supervisors if
the request for a second dwelling unit is approved:
Should the property be legally subdivided in the future, the owner shall establish separate water
connections to each dwelling unit, subject to the review and approval of the Utilities Department. The
owner shall be responsible for all costs to establish the new water connection, including the payment of
connection fees in effect at the time service is initiated.
6. With the imposition of this condition the Utilities Department supports this request.
Transportation - County Department of Transportation
Transportation - Virginia Department of Transportation
Utilities – Water and Wastewater
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McNulty Second Dwelling 24SN1271 Page 8 of 15
Community Meeting
A community meeting was scheduled for the application but was cancelled due to no attendance.
Planning Commission
2/18/2025: Citizen Comments: No citizens spoke to this request.
Recommendation: APPROVAL WITH CONDITIONS.
Motion: Hylton Second: Sloan
AYES: Petroski, Sloan, Hardin, Hylton, Owens
Community Engagement & Public Hearings
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McNulty Second Dwelling 24SN1271 Page 9 of 15
1. Occupancy. Occupancy of the second dwelling shall be limited to: the occupants of the principal dwelling unit,
individuals related to them by blood, marriage, adoption, or guardianship, foster children, personal guests, and
household employees. (P)
2. Deed Restriction. For the purpose of providing record notice, prior to the issuance of a certificate of occupancy
for the second dwelling, a deed restriction shall be recorded setting for the limitation in Condition 1. The deed
book and page number of such restriction shall be submitted to the Planning Department. (P)
3. Setback Requirements. The existing dwelling shall be setback no less than 77.0 feet from the front property line
(ultimate right-of-way of River Road), as shown on Exhibit B. (P)
4. Water Connection. Should the property be legally subdivided in the future, the owner shall establish separate
water connections to each dwelling unit, subject to the review and approval of the Utilities Department. The
owner shall be responsible for all costs to establish the new water connection, including the payment of
connection fees in effect at the time service is initiated. (U)
Conditions
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McNulty Second Dwelling 24SN1271 Page 10 of 15
Proposed Layout Plan – Exhibit A
Proposed second
dwelling
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McNulty Second Dwelling 24SN1271 Page 11 of 15
Existing Conditions – Exhibit B
77-foot front setback
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McNulty Second Dwelling 24SN1271 Page 12 of 15
Proposed Second Dwelling Plans – Exhibit C
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McNulty Second Dwelling 24SN1271 Page 13 of 15
Applicant
• Applicant’s Contact:
Kevin & Lori Ann McNulty (804-409-2069)
kmcnulty@lifestylebuilders.com
District Planning Commissioner
• Tommy Owens (804-869-2214)
owenstommy@chesterfield.gov
Staff
• Planning Department Case Manager: Betsy Hatch (804-796-7122) hatchb@chesterfield.gov
• Budget & Management: David Oakley (804-706-2586) oakleyd@chesterfield.gov
• Community Enhancement: Ted Barclay (804-748-1802) barclayt@chesterfield.gov
• Environmental Engineering: Scott Dunn (804-748-1030) dunns@chesterfield.gov
• Fire & Emergency Medical Services: Anthony Batten (804-717-6167) battena@chesterfield.gov
• Libraries: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
• Parks & Recreation: Stuart Connock (804-751-4484) connocks@chesterfield.gov
• Police: Jim Eicher (804-318-8693) eicherj@chesterfield.gov
• Schools: David Oakley (804-706-2586) oakleyd@chesterfield.gov
• Transportation - County Department of Transportation: Steve Adams (804-751-4461)
adamsst@chesterfield.gov
• Transportation - Virginia Department of Transportation: Dustin Dunnagan (804-674-2384)
dustin.dunnagan@vdot.virginia.gov
• Utilities: Johnny Melis (804-751-4778) melisj@chesterfield.gov
Case Contacts
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McNulty Second Dwelling 24SN1271 Page 14 of 15
Mission & Service Profile
The mission of Chesterfield Fire and Emergency Medical Services (CFEMS) is to protect life, property and the environment.
This requires a comprehensive portfolio of services aimed at preventing fires, mitigating the impact of fires and disasters
on the community, and providing a timely and effective response when fires, medical and other emergencies occur.
Community risks, population growth and demographic changes, service demands, and response times are reviewed
annually and the need for additional Fire & EMS operating and capital resources in support of the department’s mission
is evaluated during the county’s annual budget and 5-year Capital Improvement Plan (CIP) processes.
Community Fire Protection Capabilities Assessment
Chesterfield Fire and EMS participates in the Insurance Services Office (ISO) Public Protection Classification (PPC) program,
which rates a community’s fire protection capabilities in accordance with the Fire Suppression Rating Schedule (FSRS).
Using the FSRS, the ISO performs a comprehensive evaluation of a community’s fire department, water supply, emergency
communications and community risk reduction efforts. The resulting score establishes a PPC rating from 1 to 10, with
Class 1 being the best possible rating. Many insurance carriers reference a community’s PPC rating in establishing
insurance premiums. Generally, communities with a Class 1 rating enjoy lower insurance premiums than those
communities with a Class 10 rating. Chesterfield County has a current community classification of 2/2Y, however some
portions are classified as 10 or 10W based on the parameters indicated below.
Class 2 - within 5 miles of a fire station and within 1,000 feet of a fire hydrant.
Class 2Y – within 5 miles of a fire station but not within 1,000 feet of a fire hydrant.
Class 10W – within 5-7 miles of a fire station and within 1,000 feet of a fire hydrant.
Class 10 – outside of 5 miles of a fire station and not within 1,000 feet of a fire hydrant.
Appendix
Fire & Emergency Medical Services
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McNulty Second Dwelling 24SN1271 Page 15 of 15
Response Time Goals (Urban/Rural Zones)
Urban Zone
Fire and EMS response goal is 7 minutes from receipt of call in the Emergency Communications Center (ECC) to
arrival of first responding unit. Fire and EMS facilities should be strategically located to provide 4 minutes or less
travel time for the first arriving engine company at a suppression incident, and 8 minutes or less travel time for
deployment of an Effective Firefighting Force (first alarm assignment) at a suppression incident.
Rural Zone
Fire and EMS response goal is 12 minutes from receipt of call in the Emergency Communications Center (ECC) to arrival of
first responding unit. Fire and EMS facilities should be strategically located to provide 9 minutes or less travel time for the
first arriving engine company at a suppression incident, and 13 minutes or less travel time for deployment of an Effective
Firefighting Force (first alarm assignment) at a suppression incident.
Page 327 of 397
24SN1271 - Matoaca
Conditional use to permit a second dwelling and conditional
use planned development for exceptions to ordinance
requirements in an Agricultural (A) District on 16.91 acres.
McNulty Second Dwelling
Case 24SN1271, McNulty Second Dwelling, is located within the Matoaca Magisterial
District and is a request for conditional use to permit a second dwelling, as well as a
conditional use planned development to permit exceptions to ordinance requirements
relative to setbacks for an existing dwelling in an Agricultural (A) zoning district. The
Planning Commission and staff recommend approval of the request.
1Page 328 of 397
24SN1271 - Overview
1. Conditional use to permit a second
dwelling & conditional use planned
development to permit ordinance
exceptions relative to the front
setback.
2. A second dwelling is proposed.
3. Occupancy limited for the second
dwelling.
4. Planning Commission and Staff
recommend approval
Overview slide.
2Page 329 of 397
24SN1271 – Zoning Map
The property is 16.91 acres in size and zoned Agricultural (A). Adjoining properties to the
north, east, and south are also zoned Agricultural (A), while Residential (R-15) borders the
Property to the west.
3Page 330 of 397
24SN1271 – Aerial & Land Use Plan Map
The image on the left shows the Property outlined in white.
The second image on the right shows the Comprehensive Plan’s land use designation map.
The Comprehensive Plan designates the Property for Suburban Residential II, which
suggests the Property is appropriate for residential development at a maximum density of
2.0 to 4.0 dwellings per acre.
4Page 331 of 397
24SN1271 – Second Dwelling
Proposed
Second
Dwelling
The applicants are seeking to construct a second, detached dwelling to the rear of the
principal dwelling as shown in the images above. The owner’s parents will reside in the
second dwelling, which is proposed to be approximately 1,408 square feet in size.
5Page 332 of 397
24SN1271 – Conditional Use Planned Development
77ft. Front
Setback
The existing dwelling was constructed in 1916; however, the 16.91-acre property was
established through a subdivision on November 19, 1996. For properties created between
May 26, 1988 and February 28, 2001 within the Agricultural zoning district, the code
requires principal dwellings to meet a 150-foot front yard setback from the ultimate right-
of-way. Therefore, the existing dwelling is now required to meet the 150-foot setback. The
applicant is seeking a seventy-three (73) foot exception for the existing dwelling in order to
establish a front setback of seventy-seven (77) feet from the ultimate right-of-way, as
shown on image on the right.
6Page 333 of 397
24SN1271 - Conditions
1. Occupancy Limitations.
2. Deed Restriction.
3. Setback Requirements.
4. Water Connection.
The conditions recommended for this proposal would limit the occupancy of the second
dwelling to the occupants of the principal dwelling, individuals related to the occupants of
the principal dwelling, personal guests, and household employees (Condition 1).
Additionally, a deed restriction that provides for the use limitation is required to be
recorded against the property (Condition 2). A condition establishing a front setback of 77
feet for the existing dwelling is included (Condition 3). Also, the Utilities Department
suggests a condition that will require new water connections for each dwelling should the
property be legally subdivided in the future (Condition 4). As conditioned, the use should
not adversely impact the surrounding subdivision, and the residential character of the area
shall be maintained.
7Page 334 of 397
24SN1271 - Recommendation
1. Staff recommendation approval.
2. Planning Commission recommends approval.
The Planning Commission and Staff recommend approval of the application. Similar
requests have been approved with no known adverse impacts. Occupancy of the proposed
second family dwelling will be limited to the property owners, relatives of the owners,
personal guests or household employees. The Planning Commission and Staff are
supportive of preserving the existing front setback on the Property for the existing
dwelling. The proposal’s impact on surrounding properties will be minimal and the
residential character of the neighborhood maintained.
8Page 335 of 397
24SN1271 – Zoning Map
End of presentation.
9Page 336 of 397
24SN1271
Page 337 of 397
Page 338 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 10.H.
Subject:
24SN1352 - Towneplace at Huguenot Shopping Center Amendment - Midlothian
Board Action Requested:
Summary of Information:
Attachments:
1. 24SN1352-2025MAR-BOS-RPT
2. 24SN1352-PP
3. 24SN1352_Disclosure Affidavit
Preparer:
Approved By:
Page 339 of 397
TownePlace at Huguenot Shopping Center Amendment 24SN1352 Page 1 of 19
24SN1352 – TownePlace at Huguenot
Shopping Center Amendment
Magisterial District – Midlothian
Applicant – Adam Sledd (804-677-3885)
BOS Public Hearing – March 26, 2025
Time Remaining 12 Months
Case Manager
Richard Saunders
(804-796-7192)
Request
Amend Prior Case
A twenty-four (24) hour veterinary hospital is proposed.
Planning Commission Recommendation
Approval
Staff Recommendation
Approval
The Property
1401 Huguenot Road
Site Size
2.89 Acres
Comprehensive Plan –
Land Use Designation
Regional Mixed Use
Plan Area
County Wide Plan
Figure 1: Aerial of Request Area – Click Image for Link to GIS
Figure 2: Area Map of Request & Land Use Plan Map
Amendment of zoning approval (Case 10SN0273) to modify uses, hours of operation, and setbacks to permit a twenty-
four (24) hour veterinary hospital with an outside run area is proposed.
A twenty-four (24) hour veterinary hospital located within a new approximately 5,100 square foot building is proposed.
While the property is zoned Community Business (C-3), which permits veterinary hospital uses, Case 10SN0273
restricted uses to Neighborhood Business (C-2) uses plus fast-food restaurants without drive-in windows. Because
veterinary hospitals are not permitted in the Neighborhood Business (C-2) District, an amendment is necessary to add
this as a permitted use. Additionally, Case 10SN0273 limited the hours of operation to uses on the Property to 6:00
A.M. to 12:00 A.M. and required a landscaped setback of twenty-five (25) feet from the ultimate right-of-way of Koger
Center Boulevard. The proposed veterinary hospital use is proposed to be open twenty-four (24) hours per day and a
fenced dog run area is proposed to be located within the required landscaped setback area along the Koger Center
Boulevard right-of-way.
Summary of Proposal
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TownePlace at Huguenot Shopping Center Amendment 24SN1352 Page 2 of 19
PLANNING COMMISSION – APPROVAL
STAFF - APPROVAL
The applicant’s proposal for a twenty-four (24) hour veterinary hospital complies with the Comprehensive Plan’s land
use designation of “Regional Mixed-Use” which supports commercial uses that generally attract customers living or
working within an approximate radius of ten (10) miles or more. The fence for the dog run area is proposed to be
constructed with aluminum and will be landscaped to be screened from Koger Center Parkway. The proposed animal
hospital is in a commercial area with uses that are not anticipated to be impacted by the proposed hours of operation.
Staff finds that the proposed animal hospital will not have adverse impacts on area properties as conditioned.
NOTES FOR THE PLANNING COMMISSION AND BOARD OF SUPERVISORS
1. Conditions may be imposed, or the property owner may proffer conditions.
2. Proffered conditions and a Textual Statement have been identified in this report.
3. A conceptual plan and elevations have been submitted by the applicant.
4. Both the Planning Commission and Staff recommend approval of the conditions identified in the staff report.
Recommendations
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TownePlace at Huguenot Shopping Center Amendment 24SN1352 Page 3 of 19
Summary of Proposal .............................................................................................................................................................. 1
Recommendations .................................................................................................................................................................. 2
Table of Contents .................................................................................................................................................................... 3
Planning................................................................................................................................................................................... 4
Current Zoning Map ................................................................................................................................................................ 8
Supplemental Analysis ............................................................................................................................................................ 9
Community Enhancement .................................................................................................................................................. 9
Environmental Engineering ................................................................................................................................................. 9
Fire & Emergency Medical Services .................................................................................................................................... 9
Police ................................................................................................................................................................................... 9
Transportation - County Department of Transportation .................................................................................................... 9
Transportation - Virginia Department of Transportation ................................................................................................... 9
Utilities – Water and Wastewater ...................................................................................................................................... 9
Community Engagement & Public Hearings ......................................................................................................................... 10
Conditions (12/17/2024) ....................................................................................................................................................... 11
Textual Statement - Ordinance Exceptions (12/17/2024) .................................................................................................... 12
Proposed Conceptual Plan – Exhibit A .................................................................................................................................. 13
Proposed Elevations – Exhibit B ............................................................................................................................................ 14
Case 10SN0273 Approved Conditions .................................................................................................................................. 15
Case 10SN0273 Approved Textual Statement ...................................................................................................................... 18
Case Contacts ........................................................................................................................................................................ 19
Table of Contents
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TownePlace at Huguenot Shopping Center Amendment 24SN1352 Page 4 of 19
Zoning History
86SN023: Approved (3/1986)
Rezoning of 1.9 acres from Agricultural (A) to Office Business (O) with Conditional Use Planned Development to permit
bulk (setback) exceptions. An office park was planned to be developed on the property.
92SN0207: Approved (10/1992)
Rezoning of 1.7 acres from Office Business (O) to Corporate Office (O-2). A computer training school within an existing
office complex was planned.
10SN0273: Approved (11/2010)
Rezoning of 2.9 acres from Corporate Office (O-2) to Community Business (C-3) plus Conditional Use Planned
Development to permit exceptions to setbacks, parking and drives, and landscaping requirements. Commercial uses
were planned. Proffered conditions limited uses to those permitted by-right or with restrictions in the C-2 District, with
one use exclusion, plus fast-food restaurants without drive-thru facilities. Other proffered conditions stipulated the
master plan (textual statement) building exterior materials, signage, right-of-way dedication, access, transportation
improvements, entrance features, dumpster facility screening, loading dock orientation, setbacks, and hours of
operation. A redevelopment of an office complex into a multi-building shopping center was planned.
17SN0607: Approved (01/2017)
Amendment of Case 10SN0273 to allow building-mounted signage that comply with zoning ordinance requirements at
that time.
Comprehensive Plan – Land Use Plan Designation
The Comprehensive Plan designates the Property for Regional Mixed Use, which suggests the Property is appropriate for
an integrated mixture of highly concentrated corporate office, commercial, light industrial/research and development,
and higher density residential uses with public spaces. The majority of uses within these developments should be
commercial office, research and development, and limited light industrial uses.
Proposal
A 24-hour veterinary hospital located within a newly constructed building is proposed. The new building would be one-
story with approximately 5,140 square feet of finished floor area and the predominant exterior finish would be brick, to
match the existing buildings located within the shopping center. The new building will be accessed within the existing
shopping center; no new entrances onto public streets are proposed. A 10’ x 10’ dog run area is proposed to be provided
adjacent to the new building, between the building and Koger Center Parkway, which would encroach into a required
25’ landscaped setback. The Conceptual Plan is shown below and as Exhibit A. The modified ordinance requirements
would provide development standards that are no less beneficial to adjoining property owners and provides an
integrated plan that remains consistent with existing commercial development in the area.
Planning
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TownePlace at Huguenot Shopping Center Amendment 24SN1352 Page 5 of 19
Figure 3: Conceptual Plan
Design
The Property is in the Emerging Growth Design District. The purpose and intent of the Emerging Growth Design District
is to provide a high-quality, functional, and well-designed office, business and industrial environment; maintain the long-
term functioning and adequacy of the major arterial road system by limiting conflict points and access to the system,
thereby reducing the need for additional crossovers and traffic signals; promote improved pedestrian and vehicular
circulation; encourage land assembly and the use of land in accordance with the comprehensive plan; promote
architectural continuity; and encourage designs which produce a compatible relationship between individual buildings,
the circulation system and adjacent areas.
A Conceptual Plan (Exhibit A) provided by the applicant shows the location of the new building and dog run area, as well
as the updated layout for the parking spaces nearest the new building. The “Exterior Materials” proffer from Case
10SN0273 will remain; this proffer will continue to require that all building materials, exclusive of doors, windows, and
trim accents, consist of masonry, stone, EIFS, architectural precast, integral color split face block or glass that are part of
an overall architectural theme for the shopping center. Elevations for the new building have been provided by the
applicant, as well as a photo illustration example showing the appearance of the aluminum fence for the dog run area.
The front building elevation and photo illustration are shown in Figures 3 and 4 below, respectively. The full building
elevations are included as Exhibit B.
New Building
(5,140 SF)
Dog Run Area
(100 SF)
Page 344 of 397
TownePlace at Huguenot Shopping Center Amendment 24SN1352 Page 6 of 19
Figure 4: Front Building Elevation
Figure 5: Photo Illustration Example of Fence for Dog Run Area
Ordinance Exceptions
Reduction of the width of the required landscaped setback along Koger Center Boulevard from fifty (50) feet to twenty-
five (25) feet was approved with Case 10SN0273. With the subject request, the applicants are proposing to locate a
fenced dog run area within this setback area (see Textual Statement). The fence would be located thirteen (13) feet
from the right-of-way line of Koger Center Boulevard. Perimeter Landscaping C would continue to be required between
the dog run area and Koger Center Boulevard. As conditioned, this modified ordinance requirement would have a
minimal impact on surrounding properties and is conditioned with a plan that is no less beneficial to area properties.
Page 345 of 397
TownePlace at Huguenot Shopping Center Amendment 24SN1352 Page 7 of 19
Findings
The proposed veterinary hospital use is supported by the Comprehensive Plan. The high quality of architecture and
building materials found in the current shopping center will be emulated with this new building. The hours of operation
for the veterinary use will not have a negative impact on the surrounding properties, which are commercial. The fenced
dog run area will not detract from the landscaping along Koger Center Boulevard. The exceptions in this request will
have a minimal impact on area properties and is conditioned with an integrated plan that is no less beneficial to area
properties.
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TownePlace at Huguenot Shopping Center Amendment 24SN1352 Page 8 of 19
Current Zoning Map
Page 347 of 397
TownePlace at Huguenot Shopping Center Amendment 24SN1352 Page 9 of 19
No comment on this request.
No comment on this request.
Service Area
The Bon Air Fire Station, Company Number 4
Additional Information
This request will have minimal impacts on Fire & Emergency Medical Services.
Division Beat District
Swift Creek 11 Midlothian
Additional Information
This request is anticipated to have minimal impacts on Police.
This request is anticipated to have a similar traffic impact as the existing permitted uses on the property.
The Virginia Department of Transportation (VDOT) has reviewed Case 24SN1352 to amend conditions from the
10SN0273 zoning case for a veterinary hospital. A look at the concept plan indicates a use of the existing parking lot of
the Towne Place shopping center for its customers. This request does not appear to impact VDOT-maintained rights-of-
way; VDOT offers no comment at this time.
1. The subject property is within a mandatory water and wastewater connection area for non-residential
development.
2. Public water and public wastewater are both located on the subject property.
3. The proposed new structure will be required to connect to public water and public wastewater.
4. The Utilities Department supports the request.
Supplemental Analysis
Community Enhancement
Environmental Engineering
Fire & Emergency Medical Services
Police
Transportation - County Department of Transportation
Transportation - Virginia Department of Transportation
Utilities – Water and Wastewater
Page 348 of 397
TownePlace at Huguenot Shopping Center Amendment 24SN1352 Page 10 of 19
Community Meetings
1/28/2025 (Virtual Meeting) Discussion Topics:
1. Handling of pet and medical waste
2. Timing of construction
Planning Commission
2/18/2025: Citizen Comments: No citizens spoke.
Recommendation: APPROVAL WITH CONDITIONS.
Motion: Hylton Second: Sloan
AYES: Petroski, Sloan, Hardin, Hylton, Owens
Community Engagement & Public Hearings
Page 349 of 397
TownePlace at Huguenot Shopping Center Amendment 24SN1352 Page 11 of 19
Staff Note: Both the Planning Commission and Staff recommend approval of the request with the following amended conditions.
Condition 1 approved in Zoning Case 10SN0273 is hereby deleted in its entirety and replaced with the following
condition:
1. Master Plan. The Third Amended and Restated Textual Statement dated October 13, 2010 (amended Textual
Statement dated December 17, 2024) shall be considered the Master Plan. (P)
Condition 2 approved in Zoning Case 10SN0273 is hereby deleted in its entirety and replaced with the following
condition:
2. Uses. Uses shall be limited to those permitted by right of with restrictions in the Neighborhood Business (C-2)
District except as follows:
a. automobile self-service stations shall be prohibited.
b. fast-food restaurants without drive-in windows and veterinary hospitals shall be the only C-3
permitted uses. (P)
Condition 12 approved in Zoning Case 10SN0273 is hereby deleted and replaced with the following condition:
3. Hours of Operation. No use shall be open to the public between the hours of 12:00 a.m. (midnight) and 6:00
a.m., except for a Veterinary Hospital use located in Building C as shown on the conceptual plan entitled “SITE
CONCEPTUAL LAYOUT: HUGUENOT ROAD TOWNE PLACE – BUILDING C,” dated December 10, 2024, and
prepared by Timmons Group (“Exhibit A”), which shall be permitted to be open to the public 24 hours a day,
seven days a week. (P)
Staff Note: All other conditions approved in Case 10SN0273 (and amended in Case 17SN0671) shall remain in force
and effect.
Conditions (12/17/2024)
Page 350 of 397
TownePlace at Huguenot Shopping Center Amendment 24SN1352 Page 12 of 19
The applicant hereby deletes Textual Statement Item 3 of Case 10SN0273 and replaces it with the following:
1. Setbacks Along Koger Center Boulevard. All buildings, drives and parking areas shall have a minimum of
twenty-five (25) foot setback from the ultimate right-of-way, with the following exceptions:
a. Animal Relief Area. An approximately 10’ (W) x 10’ (D) x 6’ (H) black aluminum barrier enclosure,
bordering the southeast corner of Building C, as depicted on the conceptual plan entitled “SITE
CONCEPTUAL LAYOUT: HUGUENOT ROAD TOWNE PLACE – BUILDING C,” dated December 10, 2024, and
prepared by Timmons Group (“Exhibit A”), will be constructed within the setback area with vertical post
connected with horizontal sections and puppy pickets added along the bottom. The barrier will have a
self-closing and self-latching gate to contain animals of the Veterinary Hospital, restrict the access of
unwanted animals and will be compliant to Chesterfield County laws and codes. The dimensions and
material of the barrier shall be included in the Site Plan.
b. Landscaping. The Landscaping surrounding the inside of the Barrier area shall be grass. The Landscaping
surrounding the outside of the Barrier area shall be planted with the plantings required by Perimeter
Landscaping C as required by the zoning ordinance.
Staff Note: All other exceptions approved in Case 10SN0273 shall remain in force and effect.
Textual Statement - Ordinance Exceptions (12/17/2024)
Page 351 of 397
TownePlace at Huguenot Shopping Center Amendment 24SN1352 Page 13 of 19
Proposed Conceptual Plan – Exhibit A
Page 352 of 397
TownePlace at Huguenot Shopping Center Amendment 24SN1352 Page 14 of 19
Proposed Elevations – Exhibit B
Page 353 of 397
TownePlace at Huguenot Shopping Center Amendment 24SN1352 Page 15 of 19
Case 10SN0273 Approved Conditions
Amendment Proposed
Amendment Proposed
Amended in Case 17SN0671
Page 354 of 397
TownePlace at Huguenot Shopping Center Amendment 24SN1352 Page 16 of 19
Page 355 of 397
TownePlace at Huguenot Shopping Center Amendment 24SN1352 Page 17 of 19
Amendment Proposed
Page 356 of 397
TownePlace at Huguenot Shopping Center Amendment 24SN1352 Page 18 of 19
Case 10SN0273 Approved Textual Statement
Amendment Proposed
Page 357 of 397
TownePlace at Huguenot Shopping Center Amendment 24SN1352 Page 19 of 19
Applicant
• Applicant’s Contact:
Adam Sledd (804-677-3885)
adam@sleddproperties.com
District Planning Commissioner
• Frank Petroski (804-768-7558)
petroskif@chesterfield.gov
Staff
• Planning Department Case Manager: Richard Saunders (804-796-7192) saundersri@chesterfield.gov
• Community Enhancement: Ted Barclay (804-748-1802) barclayt@chesterfield.gov
• Environmental Engineering: Douglas Miles (804-768-7797) milesd@chesterfield.gov
• Fire & Emergency Medical Services: Anthony Batten (804-717-6167) battena@chesterfield.gov
• Police: Jim Eicher (804-318-8693) eicherj@chesterfield.gov
• Transportation - County Department of Transportation: Steve Adams (804-751-4461)
adamsst@chesterfield.gov
• Transportation - Virginia Department of Transportation: Dustin Dunnagan (804-674-2384)
dustin.dunnagan@vdot.virginia.gov
• Utilities: Johnny Melis (804-751-4778) melisj@chesterfield.gov
Case Contacts
Page 358 of 397
24SN1352 - Midlothian
Amend zoning approval (Case 10SN0273) relative to
proffered conditions in the Community Business (C-3)
District on 2.89 acres.
TownePlace at Huguenot Shopping Center
Amendment
Amendment of zoning approval (Case 10SN0273) to modify uses, hours of
operation, and setbacks to permit a twenty-four (24) hour veterinary hospital with
an outside run area is proposed.
1Page 359 of 397
24SN1352 - Overview
1. Amend Case 10SN0273
relative to uses, hours of
operation and setbacks
2. New building to be used
for 24-hour veterinary
hospital
3. Planning Commission &
Staff recommend
approval
Overview Slide.
2Page 360 of 397
24SN1352 – Zoning Map
The Property contains 2.89 acres and is zoned Community Business (C-3). Adjoining
properties to the south are also zoned C-3. Adjoining properties to the east are zoned
Regional Business (C-4), adjoining properties to the north are zoned Corporate Office (O-2)
and adjoining properties to the west- across Huguenot Road- are zoned Corporate Office
(O-2) and Residential (R-7).
3Page 361 of 397
24SN1352 – Aerial & Land Use Plan Map
The first image on the left shows the Property as being occupied by commercial
uses (the existing Towneplace at Huguenot Shopping Center). Area properties
around the proposal are commercial on the east (same) side of Huguenot Road and
are a mix of single-family residential and commercial on the west (opposite) side of
Huguenot Road.
The second image on the right shows the Comprehensive Plan’s land use
designation map. The Plan designates the Property for Regional Mixed Use, which
suggests the Property is appropriate for an integrated mixture of highly
concentrated corporate office, commercial, light industrial/research and
development, and higher density residential uses with public spaces.
4Page 362 of 397
24SN1352 – Conceptual Layout
A 24-hour veterinary hospital located within a newly constructed building is
proposed. The new building would be one-story with approximately 5,140 square
feet of finished floor area and the predominant exterior finish would be brick, to
match the existing buildings located within the shopping center. The new building
will be accessed within the existing shopping center; no new entrances onto public
streets are proposed. A 10’ x 10’ dog run area is proposed to be provided adjacent
to the new building, between the building and Koger Center Parkway, which would
encroach into a required 25’ landscaped setback.
This conceptual plan shows the location of the new building and dog run area, as
well as the updated layout for the parking spaces nearest the new building. The
“Exterior Materials” proffer from Case 10SN0273 will remain; this proffer will
continue to require that all building materials, exclusive of doors, windows, and trim
accents, consist of masonry, stone, EIFS, architectural precast, integral color split
face block or glass that are part of an overall architectural theme for the shopping
center.
5Page 363 of 397
24SN1352 – Elevations and Fence
This slide shows the building elevations for the new building as well as a photo
illustration example showing the appearance of the aluminum fence for the dog run
area. The new building will exist the existing buildings in the shopping center, and
the aluminum fence will be screened from Koger Center Boulevard by landscaping.
6Page 364 of 397
24SN1352 - Recommendations
Planning Commission- Approval
Staff- Approval
Both Planning Commission and Staff recommend approval of the request. The
proposed veterinary hospital use is supported by the Comprehensive Plan. The high
quality of architecture and building materials found in the current shopping center
will be emulated with this new building. The hours of operation for the veterinary
use will not have a negative impact on the surrounding properties, which are
commercial. The fenced dog run area will not detract from the landscaping along
Koger Center Boulevard. The exceptions in this request will have a minimal impact
on area properties and is conditioned with an integrated plan that is no less
beneficial to area properties.
7Page 365 of 397
24SN1352 – Zoning Map
Extra Slide.
8Page 366 of 397
24SN1352
Page 367 of 397
Page 368 of 397
Page 369 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 10.I.
Subject:
24SN1059 - Farley 2 Lot Subdivision and Utility Exception - Matoaca
Board Action Requested:
Summary of Information:
Attachments:
1. 24SN1059-2025MAR26-BOS-RPT
2. 24SN1059-PP
3. Disclosure Affidavit_24SN1059
Preparer:
Approved By:
Page 370 of 397
Farley 2 Lot Subdivision and Utility Exception 24SN1059 Page 1 of 14
24SN1059 – Farley 2 Lot Subdivision
and Utility Exception
Magisterial District – Matoaca
Agent – Angela Kidd (804-745-2876)
BOS Public Hearing – March 26, 2025
Time Remaining 12 Months
Case Manager
Richard Saunders
(804-796-7192)
Request
Rezoning, Conditional Use Planned Development &
Utility Waiver
Subdivision of the current lot into two lots is planned.
Planning Commission Recommendation
Denial – Request I (Rezoning & CUPD)
Denial – Request II (Utility Waiver)
Staff Recommendation
Denial – Request I (Rezoning & CUPD)
Denial – Request II (Utility Waiver)
The Property
8630 Reedy Branch Road
Site Size
5.2 Acres
Comprehensive Plan –
Land Use Designation
Residential Agricultural
Plan Area
County Wide Plan
Figure 1: Aerial of Request Area – Click Image for Link to GIS
Figure 2: Area Map of Request & Land Use Plan Map
REQUEST I. Rezoning from Agricultural (A) District to Residential (R-88) District with conditional use planned
development to permit exceptions to ordinance requirements.
REQUEST II. Exception to Section 18-60 of the utility ordinance for connection to the public water system.
Subdivision of a 5.2-acre parcel into two (2) lots is proposed. To subdivide the existing lot, rezoning from the
Agricultural (A) District to the Residential (R-88) District is proposed. The proposed subdivision will initiate a required
seventy-five (75) feet buffer along the frontage of Cattail Road for the existing residence on the property, and the
newly created lot. Due to the current location of the existing residence along Cattail Road the applicant is seeking an
exception to reduce the setback to thirty (30) feet.
The property is located within a mandatory water connection area. Section 18-60 of the Utility Ordinance requires
connection to the public water system for lot subdivisions located within a mandatory water connection area. The
nearest water line is located approximately 2,800 feet from the subject property. Consequently, the applicant is
requesting an exception for connection to the public water system to subdivide the property. Note: the property can
be served by private wastewater system and does not require an exception in this application.
Summary of Proposal
Page 371 of 397
Farley 2 Lot Subdivision and Utility Exception 24SN1059 Page 2 of 14
Note that if the water connection exception is approved by the Board, the applicant will be required to submit
application through the Subdivision process to successfully subdivide the property.
PLANNING COMMISSION – DENIAL- REQUESTS I & II
STAFF – DENIAL- REQUESTS I & II
The Comprehensive Plan designates the property for “Residential Agricultural” uses. Single-family dwellings on lots
containing a minimum area of five (5) acres is recommended for properties not served by the public water system.
Because the proposed lots will not be served by the public water system, the proposal is not consistent with the
Comprehensive Plan recommendations. Additionally, the proposed lot sizes are inconsistent with other residential lots
in the vicinity, which are predominantly five (5) acres or larger.
NOTES FOR THE PLANNING COMMISSION AND BOARD OF SUPERVISORS
1. Conditions may be imposed, or the property owner may proffer conditions.
2. Proffered conditions, Textual Statement, and a conceptual plan have been submitted by the applicant.
3. A layout plan has been provided by the applicant.
4. Should the Board decide to approve the request, staff recommends the imposition of conditions identified in the
staff report.
PLANNING
• The Comprehensive Plan’s Land Use Plan Designation recommends “Residential Agricultural” uses for the
property, which recommends that new subdivision development use the public water system. Lots not served by
the public water system should contain a minimum of five (5) acres.
UTILITIES
• The applicant is requesting an exception to the mandatory water connection requirement.
The Utilities Department does not support the water connection exception request, as there are no physical conflicts or
system capacity limitations that would make the extension unfeasible.
Recommendations
Summary of Identified Topics
Page 372 of 397
Farley 2 Lot Subdivision and Utility Exception 24SN1059 Page 3 of 14
Summary of Proposal .............................................................................................................................................................. 1
Recommendations .................................................................................................................................................................. 2
Summary of Identified Topics ................................................................................................................................................. 2
Table of Contents .................................................................................................................................................................... 3
Planning................................................................................................................................................................................... 4
Current Zoning Map ................................................................................................................................................................ 6
Supplemental Analysis ............................................................................................................................................................ 7
Community Enhancement .................................................................................................................................................. 7
Environmental Engineering ................................................................................................................................................. 7
Fire & Emergency Medical Services .................................................................................................................................... 7
Police ................................................................................................................................................................................... 7
Transportation - County Department of Transportation .................................................................................................... 8
Transportation - Virginia Department of Transportation ................................................................................................... 8
Utilities – Water and Wastewater ...................................................................................................................................... 8
Community Engagement & Public Hearings ......................................................................................................................... 10
Proffered Conditions (1-6-2025) ........................................................................................................................................... 11
Textual Statement - Ordinance Exceptions (11-13-2024) ..................................................................................................... 12
Proposed Layout Plan – Exhibit A ......................................................................................................................................... 13
Case Contacts ........................................................................................................................................................................ 14
Table of Contents
Page 373 of 397
Farley 2 Lot Subdivision and Utility Exception 24SN1059 Page 4 of 14
Comprehensive Plan – Land Use Plan Designation
The Comprehensive Plan designates the Property for Residential Agricultural, which suggests the Property is appropriate
for agricultural or residential uses. In Residential (R) Districts, subdivisions with lots of 2.0 acres or larger are
appropriate only if served by the public water system. Lots not connected to the public water system should be five (5)
acres or larger.
Proposal
The applicant proposes to subdivide a parcel containing approximately 5.2 acres. When accounting for right-of-way
dedication, each new lot would contain approximately 2.5 acres, as shown below in Figure 3 and Exhibit A. To create
lots with an area of less than 5 acres, a rezoning from Agricultural (A) to Residential (R-88) District is proposed (REQUEST
I).
Figure 3: Excerpt from the Proposed Layout Plan
The applicant is also requesting an exception to the requirement to connect to the public water system (REQUEST II). The
closest public water line is located approximately 2,800 feet north of the subject property. The Utilities Department
estimates the cost to construct an 8-inch water line to the site at approximately $560,000.00.
Planning
Page 374 of 397
Farley 2 Lot Subdivision and Utility Exception 24SN1059 Page 5 of 14
Ordinance Exceptions
The existing house, which would be located on “Lot 1” as shown on the Layout Plan, is proposed to have a corner side
yard setback of approximately 30.5 feet when accounting for required right-of-way dedication and the street buffer for
Cattail Road. The Residential (R-88) District requires a street side yard setback of seventy-five (75) feet exclusive of the
street buffer, an exception of forty-five (45) feet is requested. The proposed setback for the existing house is shown in
Figure 4.
Figure 4: Lot 1 Exception
Findings
Requests I and II are not supported by the Comprehensive Plan. Subdivisions are not supported unless public water is
extended to serve the new development. Additionally, the proposed lot sizes are not consistent with other properties
within the surrounding area, which are predominantly five (5) acres or larger. Should the Commission recommend
approval of the request, staff recommends acceptance of the applicant’s proffered conditions and textual statement
included with this report.
75’ Required
(30.5’ Proposed)
Page 375 of 397
Farley 2 Lot Subdivision and Utility Exception 24SN1059 Page 6 of 14
Current Zoning Map
Page 376 of 397
Farley 2 Lot Subdivision and Utility Exception 24SN1059 Page 7 of 14
No comment on this request.
No comment on this request.
Service Area
The Phillips Fire Station, Company Number 13
Additional Information
This request will have minimal impacts on Fire & Emergency Medical Services.
Division Beat District
Appomattox 82 Matoaca
Additional Information
This request is anticipated to have minimal impacts on Police.
Supplemental Analysis
Community Enhancement
Environmental Engineering
Fire & Emergency Medical Services
Police
Page 377 of 397
Farley 2 Lot Subdivision and Utility Exception 24SN1059 Page 8 of 14
With this request, the property could be developed for one (1) additional single-family residential lot for a total of two (2)
lots. The Comprehensive Plan, which includes the Thoroughfare Plan, identifies county-wide transportation needs that
are expected to mitigate traffic impacts of future growth. The anticipated traffic impact of the proposal has been evaluated
and recommendations are detailed in the chart below:
Recommendation Applicant’s
Proposal
Road Cash Proffer Policy:
An applicant may choose to address the development’s impacts on the county’s road transportation
network through dedication of property, construction of road improvements, or a cash proffer. In
accordance with the Policy, the traffic impact of the proposed development could be valued at
$9,400 for the one (1) additional single-family dwelling unit. As proffered, there shall be no road
cash proffer required with the initial/existing dwelling unit; however, a payment of $9,400 shall be
provided with the subsequent dwelling/lot unit.
Proffered
Condition 2
Dedication - Right-of-Way (measured from the centerline of the road):
• Forty-five (45) feet on the east side of Cattail Road (Major Arterial).
• Forty-five (45) feet on the north side of Reedy Branch Road (Major Arterial).
Proffered
Condition 3
Vehicular Access:
• Limited to the one (1) existing access to Reedy Branch Road.
• Limited to one (1) access, unless otherwise approved by the Transportation Department.
Proffered
Condition 4
The Virginia Department of Transportation (VDOT) has reviewed Case 24SN1059 to rezone 8630 Reedy Branch Road
from Agricultural (A) to Residential (R-88) District. The concept plan indicates one existing access to Reedy Branch Road.
Any proposed connections to public roads under VDOT maintenance, and any work in rights of way (ROW) shall be in
accordance with the requirements of the VDOT Road Design Manual for the functional classification and design speed of
the road. Any work in VDOT maintained ROW will require a Land Use Permit.
1. The subject property is within a mandatory connection area for public water for new residential development, but
not for public wastewater.
2. The closest public water line is located approximately 2,800 feet north of the subject property. A conceptual cost
estimate to construct an 8” water line to the site would be approximately $560,000.00.
3. The applicant has requested an exception to the mandatory connection to public water requirement. The Utilities
Department does not support this exception request because there is a viable way to serve the property with
public water without topographical, capacity, or other underground utility conflict issues.
4. The applicant has proffered a sixteen (16) foot permanent public water easement and a ten (10) foot wide
temporary construction easement outside of the ultimate right of way along Cattail Road lot frontage of both lots
to facilitate future extension of the public water system.
5. Based on County Code requirements, the Utilities Department does not support this request.
Transportation - County Department of Transportation
Transportation - Virginia Department of Transportation
Utilities – Water and Wastewater
Page 378 of 397
Farley 2 Lot Subdivision and Utility Exception 24SN1059 Page 9 of 14
Page 379 of 397
Farley 2 Lot Subdivision and Utility Exception 24SN1059 Page 10 of 14
Community Meetings
11/14/2024 (Virtual Meeting) Discussion Topics:
1. Rural character
2. Precedence of the rezoning and subdividing on future requests
Planning Commission
2/18/2025: Citizen Comments: Two (2) citizens spoke to this request, in addition to the owner of the subject
property. Concerns relative to rural character, precedence-setting, and proximity of septic system to
other properties were expressed. The property owner, Louis Farley, explained that he resides in the
current house and would like to sell the back portion of his property. He asked for the Commission’s
support.
Recommendation: DENIAL (Requests I & II)
Motion: Owens Second: Sloan
AYES: Petroski, Sloan, Hardin, Hylton, Owens
Community Engagement & Public Hearings
Page 380 of 397
Farley 2 Lot Subdivision and Utility Exception 24SN1059 Page 11 of 14
Staff Note: Should the Board decide to approve the request, staff recommends the imposition of the following conditions.
1. Water Easement. With regard to exception to mandatory connection for public water, a 16-foot
permanent public water easement and 10-foot wide temporary construction easement shall be
recorded outside of the ultimate right-of-way along the Cattail Road lot frontage of both lots to
facilitate the future extension of the public water system. (U)
2. Road Cash Proffer. There shall be no road cash proffer accepted for the initial dwelling lot/unit (Lot 1
on the concept plan). For each subsequent dwelling lot/unit (Lot 2 as noted on the concept plan), the
owner/developer shall pay $9,400 to the County of Chesterfield for road improvements within the
service district of the property. Payment shall be made prior to the issuance of a certificate of
occupancy for a dwelling unit unless state law modifies the timing of the payment. (T)
3. Right-of-Way Dedication. In conjunction with the recordation of the subdivision plat, a 45-foot right-of-
way dedication along the east side of Cattail Road and north side of Reedy Branch Road, measured from
the centerline of the road, shall be dedicated free and unrestricted to and for the benefit of Chesterfield
County. (T)
4. Access.
a. Direct vehicular access to/from Reedy Branch Road shall be limited to the one (1) existing access.
b. Direct vehicular access to/from Cattail Road shall be limited to the one (1) access, unless otherwise
approved by the Transportation Department. (T).
Proffered Conditions (1-6-2025)
Page 381 of 397
Farley 2 Lot Subdivision and Utility Exception 24SN1059 Page 12 of 14
Exception for Existing Residence; Lot 1:
The existing residence on Lot 1 shall be permitted to have a corner side yard setback along Cattail Road
exclusive of the fifty (50) foot buffer of thirty (30) feet.
Textual Statement - Ordinance Exceptions (11-13-2024)
Page 382 of 397
Farley 2 Lot Subdivision and Utility Exception 24SN1059 Page 13 of 14
Proposed Layout Plan – Exhibit A
Page 383 of 397
Farley 2 Lot Subdivision and Utility Exception 24SN1059 Page 14 of 14
Applicant
• Applicant’s Agent:
Angela Kidd (804-745-2876)
akidd@pottsminter.com
• Applicant’s Contact:
Louis Farley (804-475-8687)
Lfarley15@yahoo.com
District Planning Commissioner
• Tommy Owens (804-869-2214)
owenstommy@chesterfield.gov
Staff
• Planning Department Case Manager: Richard Saunders (804-796-7192) saundersri@chesterfield.gov
• Community Enhancement: Ted Barclay (804-748-1802) barclayt@chesterfield.gov
• Environmental Engineering: Douglas Miles (804-768-7797) milesd@chesterfield.gov
• Fire & Emergency Medical Services: Anthony Batten (804-717-6167) battena@chesterfield.gov
• Police: Jim Eicher (804-318-8693) eicherj@chesterfield.gov
• Transportation - County Department of Transportation: Steve Adams (804-751-4461)
adamsst@chesterfield.gov
• Transportation - Virginia Department of Transportation: Dustin Dunnagan (804-674-2384)
dustin.dunnagan@vdot.virginia.gov
• Utilities: Johnny Melis (804-751-4778) melisj@chesterfield.gov
Case Contacts
Page 384 of 397
24SN1059 - Matoaca
• REQUEST I: Rezone from Agricultural (A) to Residential
(R-88) plus conditional use planned development to
permit exceptions to ordinance requirements on 5.2
acres.
• REQUEST II: Exception to Section 18-60 of the Utility
Ordinance for connection to the public water system for a
proposed lot subdivision on 5.2 acres.
Farley 2 Lot Subdivision and Utility Exception
Case 24SN1059, in the Matoaca Magisterial District, Farley 2 Lot Subdivision and Utility
Exception is (a) a proposal to rezone from Agricultural (A) to Residential (R-88) plus
conditional use planned development to permit exceptions to ordinance requirements, and
(b) a request for an exception to Section 18-60 of the Utility Ordinance for connection to
the public water system. The applicant would like to subdivide the 5.2 acres into two
residential lots, which necessitates the rezoning and utility exception.
1Page 385 of 397
24SN1059 - Overview
1. REQUEST I: Rezone from
Agricultural (A) to Residential
(R-88) plus exception from
corner side yard setback
requirements
2. REQUEST II: Exception from
mandatory water connection
requirement
3. Planning Commission & Staff
recommend denial of
REQUEST I & REQUEST II
The Comprehensive Plan designates the property for “Residential Agricultural”
uses. Single-family dwellings on lots containing a minimum area of five (5) acres is
recommended for properties not served by the public water system. Because the
proposed lots will not be served by the public water system, the proposal is not
consistent with the Comprehensive Plan recommendations. Additionally, the
proposed lot sizes are inconsistent with other residential lots in the vicinity, which
are predominantly five (5) acres or larger.
2Page 386 of 397
24SN1059 – Zoning Map
The Property contains 5.2 acres and is zoned Agricultural (A). Adjoining properties
to the north, east, and south are also zoned A. Adjoining properties to the west-
across Cattail Road- are zoned Residential (R-88).
3Page 387 of 397
24SN1059 – Aerial & Land Use Plan Map
The first image on the left shows the Property as being occupied by one single-
family residence. Area properties around this proposal are primarily developed
with single-family residences on 5+ acres or are undeveloped.
The second image on the right shows the Comprehensive Plan’s land use
designation map. The Plan designates the Property for “Residential Agricultural”
uses. In Residential (R) Districts, subdivisions with lots of 2.0 acres or larger are
appropriate only if served by the public water system. Lots not connected to the
public water system should be five (5) acres or larger.
4Page 388 of 397
24SN1059 – Proposed Layout Plan
The applicant proposes to subdivide a parcel containing approximately 5.2 acres.
When accounting for right-of-way dedication, each new lot would contain
approximately 2.5 acres, as shown in this layout plan. To create lots with an area of
less than 5 acres, a rezoning from Agricultural (A) to Residential (R-88) District is
proposed (REQUEST I). The applicant is also requesting an exception to the
requirement to connect to the public water system (REQUEST II). The closest public
water line is located approximately 2,800 feet north of the subject property. The
Utilities Department estimates the cost to construct an 8-inch water line to the site
at approximately $560,000.00.
5Page 389 of 397
24SN1059 –Corner Side Yard Exception
The existing house, which would be located on “Lot 1” as shown on this slide, is
proposed to have a corner side yard setback of approximately 30.5 feet when
accounting for required right-of-way dedication and the street buffer for Cattail
Road. The Residential (R-88) District requires a street side yard setback of seventy-
five (75) feet exclusive of the street buffer, an exception of forty-five (45) feet is
requested.
6Page 390 of 397
24SN1059 –Utility Exception
• Section 18-60 of the Utility Ordinance- requires
connection to the public water system.
• No physical conflicts or system capacity limitations
that would make the extension unfeasible.
The property is located within a mandatory water connection area. Section 18-60
of the Utility Ordinance requires connection to the public water system for lot
subdivisions located within a mandatory water connection area. The nearest water
line is located approximately 2,800 feet from the subject property. Consequently,
the applicant is requesting an exception for connection to the public water system
to subdivide the property. The Utilities Department does not support the water
connection exception request, as there are no physical conflicts or system capacity
limitations that would make the extension unfeasible.
7Page 391 of 397
24SN1059 - Recommendations
Planning Commission (REQUESTS I & II) - Denial
Staff (REQUESTS I & II) – Denial
• Plan does not support lot subdivisions of less than 5 acres
without connection to public water
• The Utilities Department does not support the water
connection exception request since there are no system
capacity limitations or physical conflicts
Both the Planning Commission and staff recommend denial of requests I and II.
Requests I and II are not supported by the Comprehensive Plan. Subdivisions are
not supported unless public water is extended to serve the new development.
Additionally, the proposed lot sizes are not consistent with other properties within
the surrounding area, which are predominantly five (5) acres or larger. The Utilities
Department does not support the water connection exception request, as there are
no physical conflicts or system capacity limitations that would make the extension
unfeasible.
8Page 392 of 397
24SN1059 – Zoning Map
End of Presentation.
9Page 393 of 397
24SN1059
Page 394 of 397
Page 395 of 397
Page 396 of 397
CHESTERFIELD COUNTY
BOARD OF SUPERVISORS
AGENDA
Meeting Date: March 26, 2025 Item Number: 12.A.
Subject:
Adjournment and Notice of Next Scheduled Meeting of the Board of Supervisors
Board Action Requested:
Summary of Information:
Motion of adjournment and notice of a Board of Supervisors meeting on April 9, 2025, at 6 p.m. in the
Chesterfield County Public Meeting Room.
Attachments:
None
Preparer: Susan Wilson, Clerk to the Board of Supervisors
Approved By:
Page 397 of 397