Chesterfield County, Virginia

CASE NUMBER: 16SN0588 APPLICANT: Main Street Homes and Rebkee Partners Winterfield, LLC

ADDENDUM

CHESTERFIELD COUNTY, VIRGINIA Magisterial District: MIDLOTHIAN

1320 Winterfield Rd

Board of Supervisors (BOS) Public Hearing Date:

April 27, 2016 BOS Time Remaining:

365 DAYS Applicant’s Agent

ANDREW M. SCHERZER (804-794-0571)

Applicant’s Contact: MAIN STREET HOMES (804-423-0325) REBKEE PARTNERS WINTERFIELD LLC (804-419-0740)

Planning Department Case Manager: DARLA ORR (804-717-6533)

APPLICANT’S REQUEST

Amendment of zoning (Cases 06SN0110 and 06SN0111) relative to cash proffers and a conditional use planned development to permit exceptions to ordinance requirements. Specifically, the applicants are requesting to reduce the cash proffer to the Board’s current maximum acceptable cash proffer and to reduce the corner side yard setback for one (1) lot (Tax ID 725-710-3993).

A residential development with single family detached and townhouse dwellings is planned with a maximum of 148 dwelling units, yielding a density of approximately 6.4 dwelling units per acre. Notes:

A. Conditions may be imposed or the property owner may proffer conditions. B. Revised Exhibit A is provided in Attachment 1.

ADDENDUM The purpose of this Addendum is to provide a readable copy of Exhibit A.

During processing of the staff report, the format of Exhibit A was altered such that it became unreadable. A corrected version of Exhibit A is attached. The Commission and staff continue to recommend approval as outlined on the following page.

Providing a FIRST CHOICE community through excellence in public service

RECOMMENDATIONS

PLANNING COMMISSION (3/15/2016)

RECOMMEND APPROVAL

STAFF

RECOMMEND APPROVAL

• Addresses development impacts

• Proffered conditions offer additional requirements relative to: landscaped parking islands; transition to single family residential use to the north and east; notification of construction activity; timing for clubhouse construction; and minimum dwelling size for attached dwelling units

2 16SN0588-2016APRIL27-BOS-ADD

ATTACHMENT 1

EXHIBIT A

3 16SN0588-2016APRIL27-BOS-ADD

CASE NUMBER: 16SN0588 APPLICANT: Main Street Homes and Rebkee Partners Winterfield, LLC

STAFF’S ANALYSIS

AND RECOMMENDATION

CHESTERFIELD COUNTY, VIRGINIA Magisterial District: MIDLOTHIAN

1320 Winterfield Rd

Board of Supervisors (BOS) Public Hearing Date:

April 27, 2016 BOS Time Remaining:

365 DAYS Applicant’s Agent

ANDREW M. SCHERZER (804-794-0571)

Applicant’s Contact: MAIN STREET HOMES (804-423-0325) REBKEE PARTNERS WINTERFIELD LLC (804-419-0740)

Planning Department Case Manager: DARLA ORR (804-717-6533)

APPLICANT’S REQUEST

Amendment of zoning (Cases 06SN0110 and 06SN0111) relative to cash proffers and a conditional use planned development to permit exceptions to ordinance requirements. Specifically, the applicants are requesting to reduce the cash proffer to the Board’s current maximum acceptable cash proffer and to reduce the corner side yard setback for one (1) lot (Tax ID 725-710-3993). A residential development with single family detached and townhouse dwellings is planned with a maximum of 148 dwelling units, yielding a density of approximately 6.4 dwelling units per acre. Notes:

A. Conditions may be imposed or the property owner may proffer conditions. B. Proffered conditions, Textual Statement, Exhibit and Cases 06SN0110 and 06SN0111 are located in

Attachments 1-5.

Providing a FIRST CHOICE community through excellence in public service

RECOMMENDATIONS

PLANNING COMMISSION (3/15/2016)

RECOMMEND APPROVAL

STAFF

RECOMMEND APPROVAL

• Addresses development impacts

• Proffered conditions offer additional requirements relative to: landscaped parking islands; transition to single family residential use to the north and east; notification of construction activity; timing for clubhouse construction; and minimum dwelling size for attached dwelling units

2 16SN0588-2016APRIL27-BOS-RPT

SUMMARY OF IDENTIFIED ISSUES

Department Issue

PLANNING

BUDGET AND MANAGEMENT

FIRE

PARKS AND RECREATION

LIBRARIES

SCHOOLS

CDOT

VDOT

UTILITIES

ENVIRONMENTAL ENGINEERING



TABLE A REQUEST PROPERTIES

Tax Identification Number Address 724-710-8357 1320 Winterfield Rd 725-710-2863 1362 Michaux Park Ln 725-710-3169 1348 Michaux Park Ln 725-710-3172 1354 Michaux Park Ln 725-710-3267 1342 Michaux Park Ln 725-710-3361 1330 Michaux Park Ln 725-710-3364 1336 Michaux Park Ln 725-710-3459 1324 Michaux Park Ln 725-710-3554 1312 Michaux Park Ln 725-710-3557 1318 Michaux Park Ln 725-710-3593 14206 Michaux Springs Dr 725-710-3652 1306 Michaux Park Ln 725-710-3749 1300 Michaux Park Ln 725-710-3993 14200 Michaux Springs Dr 725-710-4235 1310 Winterfield Rd 725-710-4467 1324 Winterfield Rd 725-710-5395 1413 Winfree Branch Aly 725-710-5591 1407 Winfree Branch Aly 725-710-5687 1401 Winfree Branch Aly 725-710-5784 1343 Winfree Branch Aly 725-710-5880 1337 Winfree Branch Aly 725-710-5976 1331 Winfree Branch Aly 725-710-6072 1325 Winfree Branch Aly 725-710-6168 1319 Winfree Branch Aly 725-710-6264 1313 Winfree Branch Aly 725-710-6360 1307 Winfree Branch Aly 725-710-6456 1301 Winfree Branch Aly 725-710-6553 1213 Winfree Branch Aly 725-710-6748 1207 Winfree Branch Aly 725-710-7045 1201 Winfree Branch Aly 725-711-3400 1418 Winterfield Rd


Map 2: Comprehensive Plan – Midlothian Area Community Plan Classification: RESIDENTIAL The designation suggests the property is appropriate for residential use of 1.01 to 2.5 dwellings per acre.

Map 3: Surrounding Land Uses & Development

Winterfield Rd

Winterfield Place

Single family residential use on acreage lots & within Alexandria Station Subdivision

Single family residential use – within Winterfield Station & Michaux Creek Subdivisions

Railroad

Michaux Springs Dr


PLANNING Staff Contact: Darla Orr (804-717-6533) [email protected]

ZONING HISTORY

Case Numbers BOS Action Request

06SN0110 and

06SN0111

APPROVED 2/22/2006

• Rezoning to RTH with Conditional Use Planned Development to permit exceptions to Ordinance requirements

• Maximum 148 single family and townhouse dwelling units

• Neo-traditional design with tree-lined streets, open spaces, alleys and recreational amenities

• Conditions of approval address: ° Construction of Winterfield Road Re-Aligned ° Construction of sidewalks on both sides of road

within the development and north along West Winterfield Road

° Construction of cul-de-sac to terminate Winterfield Road north of the railroad

° Foundation and driveway treatment, minimum lots sizes and setbacks

° Prohibition of vinyl siding and front loaded garages ° Minimum dwelling size for detached units only ° Waiver to street connectivity to Justice Road &

Marylebane Lane ° Restrictive covenants

Attachments 4 and 5 PROPOSAL

The applicants request to amend Proffered Conditions 6 of Cases 06SN0110 and 06SN0111 relative to cash proffers and request an exception to the corner side yard setback for one (1) lot (Tax ID 725-710-3993 as identified on the Map 4 on the following page). Details regarding the proposed amendments to the cash proffer are addressed in the “Financial Impact on Capital Facilities” section of the report. An overview of the setback exception requested is provided below:

Requirement Existing Zoning (Case 06SN0110)

Current Proposal (Case 16SN0588)

Corner Side Yard Setback

Minimum of 10 feet

Textual Statement V.A.1.e

Minimum of 7 feet

Proffered Condition 1 and Textual Statement


Map 4: Exception to Corner Side Yard Setback - Tax ID 725-710-3993

ADDITIONAL DEVELOPMENT STANDARDS

In response to concerns expressed by area citizens, the applicant offered additional development standards. Details of these additional standards are provided below:

General Overview Requirements Details

Fence

Six (6) foot solid board fence along northern and eastern property boundaries

Proffered Condition 3 and Exhibit A

Parking Islands Two (2) landscaped parking islands separating on-street parking

Proffered Condition 4 and Exhibit A

Clubhouse Construction

• 1,800 square feet of gross floor area • Construction complete prior to issuance of 74th

building permit Proffered Condition 5

Timing of Construction Activity

• Provides hours construction activity is permitted • Signs to inform contractors of timing limitation

Proffered Condition 6

House Size – Attached Units Minimum of 1,500 square feet of gross floor area Proffered Condition 7


FINANCIAL IMPACT ON CAPITAL FACILITIES

Budget and Management Staff Contact: Meghan Coates (717-6220) [email protected]

The need for schools, parks, libraries, fire stations and transportation facilities in this area is identified in the County’s adopted Public Facilities Plan, Thoroughfare Plan and Adopted Capital Improvement Program and further detailed by specific departments in the applicable sections of this request analysis.

This proposed development will have an impact on capital facilities. Staff has calculated the fiscal impact of every new dwelling unit on schools, roads, parks, libraries and fire stations at $23,418 per unit. The applicants have requested to amend Proffered Condition 6 of Case 06SN0110 and Proffered Condition 6 of Case 06SN0111. In both cases the applicants proffered the maximum cash proffer in place at the time, $15,600. That amount has currently escalated to $22,734. The applicants are requesting to reduce the cash proffer for all 134 potential units in Case 06SN0110 and all 14 potential units in Case 06SN0111 back to the current maximum cash proffer in place of $18,966. The applicant is also requesting that the cash proffer amount be frozen for a period of four years beginning the July 1 preceding the Board of Supervisor’s approval of the case through July 1 four years later, at which point the amount will be adjusted for the cumulative change in the Marshall and Swift Building Cost Index during that time period. Thereafter, the per dwelling unit cash proffer amount will be automatically adjusted, annually, by the annual change in the Marshall and Swift Building Cost Index on July 1 each year. Additionally, per Proffered Condition 11 of Case 06SN0110, a transportation credit for improvements made by the developer was approved in October of 2015 in the amount of $403,917. That credit would be applied to the transportation portion of each cash proffer paid until the credit given reaches the total amount of $403,917. After that point, the applicants would pay the full cash proffer due at that time. Note that circumstances relevant to this case, as presented by the applicants, have been reviewed, and it has been determined that, it is appropriate to accept Proffered Condition 1, as offered in this case.

Per Dwelling Unit Impact on Capital Facilities 148 Potential Units*

Facility Categories

FY16 Calculated Impact

Cash Proffer on Existing Zoning

Applicant's Proposal (Current BOS Maximum)

Schools $9,648 $6,567 $7,814 Parks $1,347 $703 $1,091 Libraries $318 $364 $258 Fire Stations $861 $469 $697 Roads $11,244 $14,631 $9,106 Total $23,418 $22,734 $18,966


Overall Impact on Capital Facilities

Schools $1,427,904 $971,916 $1,156,472 Parks $199,356 $104,044 $161,468 Libraries $47,064 $53,872 $38,184 Fire Stations $127,428 $69,412 $103,156 Roads $1,664,112 $2,165,388 $1,347,688 Total $3,465,864 $3,364,632 $2,806,968

*Based on the number of potential lots per Case 06SN0110 and Case 06Sn0111. Actual number of units and corresponding impact may vary.

PUBLIC FACILITIES

FIRE SERVICE Staff Contact: Anthony Batten (717-6167) [email protected]

The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the environment through a comprehensive fire and life safety program that ensures an adequate and timely response to emergencies. The Public Facilities Plan, as part of the Comprehensive Plan, indicates:

1 With the aging of population, medical emergency incidents are expected to increase faster than the rate of population growth over time.

1 The financial impact of residential development on fire facilities is addressed in the “Financial Impact on Capital Facilities” section of the report.

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.

County-wide Fire & EMS Service Information & Needs Recommendations for Fire Stations by 2022

New 5 Replacement/Revitalization 4

2011 Incidents as a percent of total 1 Fire 24% EMS (Emergency Medical Services) 76%

Fire/EMS Increases in Call Volume from 2001 and 2011 44%

County Population Increase from 2001 to 2011 17%

Fire Service - Project Impacts Estimated Number of Calls for Service Annually 26

Applicant’s Proposal to Address Impacts 1

Reference “Financial Impact on Capital Facilities” Section



PARKS AND RECREATION Staff Contact: Brian Geouge (318-8720) [email protected]

The County supports a high-quality park system to provide residents and visitors with equitable access to active and passive recreation opportunities. The Public Facilities Plan, as part of the Comprehensive Plan, indicates:

County-wide Parks and Recreation Needs Park Type Number of New Parks Aggregate Acreage Regional 3 600 Community 10 790 Neighborhood 9 180 Special Purpose 3 1 - Urban 2 - - Linear 3 - -

1 The Public Facilities Plan notes facility recommendations for water-based parks. All other facilities are acquired and developed on a site-by-site basis. 2 Facilities are recommended in urban areas where there is limited acreage available for park development. 3 Facility needs are assessed on a site-by-site basis as recommended in the Public Facilities Plan.

1 The financial impact of residential development on parks facilities is addressed in the “Financial Impact on Capital Facilities” section of the report.

Parks and Recreation – Project Impacts

2012 County Level of Service 5.9 Acres of Regional, Community and/or Neighborhood parkland per 1,000 persons

Target Level of Service 9 Acres of Regional, Community and/or Neighborhood parkland per 1,000 persons


Reference “Financial Impact on Capital Facilities” Section Proffered Condition1


LIBRARIES Staff Contact: Jennifer Stevens (751-4998) [email protected]

The public library system’s role in the county has expanded beyond its traditional function as a resource for information and materials, and now serves as a community gathering place for educational, cultural and informational services; community support during emergencies; economic development; and revitalization activities. The Public Facilities Plan, as part of the Comprehensive Plan, indicates:

County-wide Library Needs Facility Action County-wide Facility Needs Expand or Replace 5 Libraries Construction of New Facilities

• 5 Libraries • 1 Community Arts Center

Libraries - Project Impacts


Reference “Financial Impact on Capital Facilities” Section Proffered Condition1

1 The financial impact of residential development on library facilities is addressed in the “Financial Impact on Capital Facilities” section of the report.

SCHOOLS Staff Contact: Atonja Allen (804-318-8740) [email protected]

High performing, high quality public schools contribute to the quality of life and economic vitality of the County. The Comprehensive Plan suggests a greater focus should be placed on linking schools with communities by providing greater access, flexible designs and locations that better meet the needs of the communities in which they are located. The Public Facilities Plan, as part of the Comprehensive Plan, indicates:

County-wide School Needs School Types Facilities to Revitalize/Replace New Facilities Elementary 16 3 Middle 6 2 High 2 3 Technical - 1


Schools - Project Impacts

Average Student Yield

Elementary 32 Middle 17

High 22 Total 71


Reference “Financial Impact on Capital Facilities” Section Proffered Condition 1

1 The financial impact of residential development on school facilities is addressed in the “Financial Impact on Capital Facilities” section of the report. Additional Information:

After review of this request, based on current school assignments and student enrollment the proposed rezoning case will have an impact on schools. It is possible that over time this case, combined with other tentative residential developments and other zoning cases in the area will continue to push these schools to their capacity and therefore impact the capacity of facilities division-wide. The approved School Board Capital Improvement Program (CIP) plan for FY2016-FY2022 includes the construction of a new elementary school in the Midlothian area and revitalization or replacement of ten existing schools. These ten facilities are Providence Middle School, Monacan High School, Manchester Middle School, Beulah Elementary School, Enon Elementary School, Matoaca Elementary School, Harrowgate Elementary School, Reams Elementary School, Crestwood Elementary School, and Ettrick Elementary School. Additional information on the CIP can be found in the financial section of the CCPS Adopted Budget for FY2016. COUNTY DEPARTMENT OF TRANSPORTATION Staff Contact: Jim Banks (804) 748-1037 [email protected] Staff Contact: Steve Adams (804-751-4461) [email protected]

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 Cash Proffer Policy

Reference “Financial Impact on Capital Facilities” Section



VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Brian Lokker (804-674-2384) [email protected]

VDOT Land Use Regulations

Traffic Impact Analysis (24VAC30-155) - Access Management (24VAC30-73) - Subdivision Street Acceptance (24VAC30-91/92) - Land Use Permit (24VAC30-151) A land use permit and perpetual

maintenance agreement is required with the Department for the installation of landscaping within the state maintained right-of-way

Proffered Condition 4 Summary VDOT has no comment on this case as to

the reduction in cash proffers. Applicants must obtain VDOT approval prior to installation of landscaping within the state maintained right-of-way


WATER AND WASTEWATER SYSTEMS Staff Contact: Jamie Bland (804-751-4439) [email protected]

The proposal’s impacts on the County’s utility system are detailed in the chart below:

Water and Wastewater Systems Currently

Serviced? Size of Existing Line Connection Required by County Code?

Water No 8” & 12” Yes Wastewater No 8” & 15” Yes

The proposed request will not impact the public water and wastewater systems.

Map 5: Existing Water & Wastewater Systems


ENVIRONMENTAL Drainage, Erosion and Water Quality

Staff Contact: Rebeccah Ward (804-748-1028) [email protected] Environmental Engineering has no comment on this request.


CASE HISTORY

Applicant Submittals 12/22/2015 Application submitted 1/12, 1/27, 2/11 and

2/29/2016

Revisions to the proffered conditions, Textual Statement and Exhibit A were submitted.

Community Meetings 1/21/2016 Issues Discussed

• Difference between proposed cash proffer and amount approved with original zoning cases

• Safety of vehicular and pedestrian traffic given narrow street design and on-street parking

• Architectural design elements on dwelling with proposed reduced corner side yard setback

• Higher density, dwelling sizes and compatibility with homes in Winterfield Station subdivision

• Separation/transition to be provided between Winterfield Station subdivision and development

• Traffic - congestion/speeding; speed limit reduction and police monitoring

• Effect of reduced setback on sidewalk 2/11/2016 Issues Discussed

• Reduction in speeding since Police frequently monitoring • VDOT confirmed traffic study performed in January did not suggest

change in speed limit was necessary; evaluation again when development is complete

• Support for new Winterfield Road alignment • Issue with drivers cutting through the end of the cul-de-sac of

Winterfield Place (old Winterfield Road) Planning Commission Meeting

3/15/16 Citizen Comments No citizens spoke to this case.

Commission Discussion • Several community meetings held • Citizens generally satisfied with case

Recommendation – APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS IN ATTACHMENT 1 Motion: Jones Second: Freye AYES: Wallin, Sloan, Freye, Jackson and Jones

The Board of Supervisors on Wednesday, April, 27, 2016, beginning at 6:30 p.m., will consider this request.


ATTACHMENT 1 PROFFERED CONDITIONS

February 29, 2016 Note: The following proffered conditions were recommended by both staff and the Planning Commission With the approval of this request, Proffered Condition 6 of Case 06SN0110 and Proffered Condition 6 of Case 06SN0111 shall be amended for the entire property and Textual Statement Item V.A.1.e. of Case 06SN0110 shall be amended for Tax ID 725-710-3993 only, as outlined below. All other conditions of Cases 06SN0110 and Case 06SN0111 shall remain in force and effect. The Applicant amends Proffered Condition 6 of Case 06SN0110 and Case 06SN0111 to read as follows:

1. Cash Proffer. For each dwelling unit, the applicant, sub-divider, or assignee(s) shall pay the following to the County of Chesterfield, prior to the issuance of a building permit for infrastructure improvements within the cash proffer service district for the property, unless state law prevents enforcement of that timing:

A. $18,966.00 per dwelling unit for the period beginning the July 1 preceding the Board of Supervisors’ approval of the case through July 1 four years later, at which point the amount will be adjusted for the cumulate change in the Marshall and Swift Building Cost Index during that time period.

B. Thereafter, the per dwelling unit cash proffer amount shall be automatically adjusted, annually, by the annual change in the Marshall and Swift Building Cost Index on July 1 of each year.

C. Cash proffer payments shall be spent for the purposes proffered or as otherwise permitted by law.

D. Should Chesterfield County impose impact fees at any time during the life of the development that applicable to the Property, the amount paid in cash proffers shall be in lieu of or credited toward, but not be in addition to, any impact fees, in a manner determined by the County. (B)

The Applicant amends Textual Statement Item V.A.1.e. of Case 06SN0110 shall be amended for Tax ID 725-710-3993 only, as outlined below.

2. The Textual Statement last revised February 29, 2016 shall be considered the Master Plan for Tax ID 725-710-3993. (P)

The Applicant offers the following additional proffered conditions:

3. A minimum six (6) foot tall board on board (two sided) wood fence shall be provided and maintained along the northern and eastern property boundary as generally shown


on Exhibit A, prepared by Balzer and Associates, Inc., dated January 18, 2016 and last revised February 11, 2016. Prior to the issuance of the first occupancy permit for any building adjacent to either the northern or eastern property boundaries, the fence shall be installed along the respective northern or eastern property boundary. (P)

4. Two landscaped parking islands shall be provided along West Winterfield Road as generally shown on Exhibit A, prepared by Balzer and Associates Inc., dated January 18, 2016 and last revised February 11, 2016, subject to Planning Department and VDOT approval. The islands shall be installed prior to the first occupancy permit for a building on a lot adjoining West Winterfield Road. (P)

5. A clubhouse with a minimum of 1,800 square feet of gross floor area shall be provided. Such clubhouse shall receive a Certificate of Occupancy prior to the issuance of the 74th building permit for the project. (P)

6. Limitations on Timing of Construction Activity

A. Permitted Hours For Construction:

i. Construction activity shall be limited to between the hours of 7:00 a.m. and 7:00 p.m. Monday through Friday; 7:00 a.m. to 6:00 p.m. on Saturday; and 8:00 a.m. to 5:00 p.m. on Sunday. For the purpose of this condition, construction activity shall be considered land clearing; grading; installation of infrastructure (such as roads, utilities and storm drainage); and exterior construction of a dwelling.

ii. This condition is not intended to restrict the hours of home construction (such as with additions or alterations) once a dwelling is occupied as a residence.

iii. Within 30 days of approval of this request, these restrictions shall be

posted in English and Spanish on 2’ X 2’ signs that are clearly legible from the public rights of way at the entrances into the development. Such signs shall be maintained by the developer and shall remain until all construction activity is complete. The Developer shall provide written confirmation to the Planning Department that the sign postings have occurred as required by this condition. (P)

7. The minimum gross floor area for each attached unit (Single Family B, Case 06SN0110)

shall be 1,500 square feet. (BI and P)


ATTACHMENT 2

TEXTUAL STATEMENT

February 29, 2016 The Applicant amends Textual Statement item V.A.1.e of Case 06SN0110 for Tax ID 725-710-3993 only to read as follows:

The corner side yard setback shall be a minimum of seven (7) feet.


ATTACHMENT 3

EXHIBIT A


ATTACHMENT 4 CASE 06SN0110



















ATTACHMENT 5

CASE 06SN0111














Documents

Chesterfield County, Virginia