21sn0627 – emerson-roper companies, llc time remaining

Emerson-Roper Companies, LLC (Moore’s Lake) 21SN0627 of 51

21SN0627 – Emerson-Roper Companies, LLC (Moore’s Lake) Magisterial District – Bermuda Agent – Kerry Hutcherson (804-516-8910) CPC Public Hearing – October 19, 2021

Time Remaining 100 Days

Case Manager

Ryan Ramsey

(804-751-4474)

Request Rezoning, Conditional Use Planned Development & Relief to Street Access A mixed-use development, consisting of commercial and residential uses, is proposed. Up to 830 new dwellings are planned.

Staff Recommendation Approval – Request I (Rezoning & CUPD) Denial – Request II (Relief to Street Access)

The Property* Multiple Parcels *See Complete Parcel List

Site Size 171.97 Acres

Comprehensive Plan – Land Use Designations Community Mixed Use, Corporate Office/Research & Development/Light Industrial, Neighborhood Business, & Suburban Residential II

Plan Area Northern Jefferson Davis Special Area 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), Residential (R-7), and Community Business (C-3) to Multifamily Residential (R-MF) plus conditional use planned development to permit exceptions relative to uses, ordinance requirements, and development standards. Specifically, exceptions are requested for 1) single family and townhouse uses, 2) commercial uses 3) multifamily, townhouse, and single family ordinance requirements, 4) setbacks 5) and buffers.

• A mixed-use development, commonly known as Moore’s Lake, is proposed. A portion of the Property has been developed for multifamily residential uses within The Jane at Moore’s Lake development. A revised concept plan for the entire Property is proposed. Commercial uses would be limited to the Property’s frontage along Route 1 (Tract D), as well as permitted inside of multifamily buildings in Tract A. The residential component would be comprised of up to 1,123 multifamily units (composed of 385 existing apartments, 500 new multifamily dwellings, and 238 two-over-two units), as well as 62 single family and 30 townhouse lots. Total residential density for the tracts within the project that permit residential uses (1,215 dwelling units on 164.93 acres) would yield a maximum of 7.36 dwelling units per acre.

REQUEST II. Relief to street access requirements for a proposed internal street to serve up to sixty-two (62) single family lots is proposed.

Summary of Proposal

https://chesterfieldva.maps.arcgis.com/apps/webappviewer/index.html?id=fc1324a96fcb4115b61c25cd17963d4e&query=Planning_2961%2CCaseNum%2C21SN0627


STAFF – APPROVAL – REQUEST I The proposed mixed use development is consistent with the Comprehensive Plan’s Land Use Plan Designation for Community Mixed Use (minimum density of 12.0 dwellings per acre) and Suburban Residential II (density of 2.0 to 4.0 dwellings per acre) uses. While most of the property will be developed for various types of residential uses, the applicant has offered the option to integrate commercial uses within multifamily buildings as well as provide commercial uses along the Property’s Route 1 frontage. The exceptions requested to ordinance requirements and development standards are consistent with similar projects providing high quality building design and materials as well as an integrated network of streets, sidewalks, connected open spaces and amenities appropriate for mixed use projects.

DENIAL – REQUEST II Accessibility to and from Tract C in an emergency, should access be blocked, will be restricted thereby adversely affecting the health, safety and welfare of citizens in this portion of the development. The request fails to meet the Ordinance criteria under which relief should be granted.

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, a concept plan, and conceptual elevations have been submitted by the

applicant.

PLANNING & FIRE • The request for relief to street access requirements in Tract C does not meet the Ordinance criteria under which relief

should be granted and may setup a development layout that could be adversely impacted in an emergency. PLANNING

• The proposal does not adequately address residential quality standards relative to: o Provision to include vinyl siding of at least 0.044” for townhouse and single family dwellings.

Recommendations

Summary of Identified Topics


Summary of Proposal .............................................................................................................................................................. 1

Recommendations .................................................................................................................................................................. 2

Summary of Identified Topics ................................................................................................................................................. 2

Table of Contents .................................................................................................................................................................... 3

Planning................................................................................................................................................................................... 4

Current Zoning Map ................................................................................................................................................................ 9

Parcels in Application (The Property – Table A) ................................................................................................................ 10

Supplemental Analysis .......................................................................................................................................................... 10

Budget & Management ..................................................................................................................................................... 10

Community Enhancement ................................................................................................................................................ 10

Environmental Engineering ............................................................................................................................................... 11

Fire & Emergency Medical Services .................................................................................................................................. 11

Libraries ............................................................................................................................................................................. 11

Parks & Recreation ............................................................................................................................................................ 12

Police ................................................................................................................................................................................. 13

Schools .............................................................................................................................................................................. 14

Transportation - County Department of Transportation .................................................................................................. 15

Transportation - Virginia Department of Transportation ................................................................................................. 16

Utilities – Water and Wastewater .................................................................................................................................... 17

Community Engagement & Public Hearings ......................................................................................................................... 17

Proffered Conditions (10/11/2021) ...................................................................................................................................... 18

Textual Statement - Ordinance Exceptions (10/11/2021) .................................................................................................... 20

Concept Plan ......................................................................................................................................................................... 28

Conceptual Elevations for Apartments – Exhibit A-1 ............................................................................................................ 29

Conceptual Elevations for Two-Over-Two Units – Exhibit A-2 .............................................................................................. 32

Conceptual Elevations for Townhouses – Exhibit B .............................................................................................................. 43

Conceptual Elevations for Single Family Homes – Exhibit C ................................................................................................. 46

Case Contacts ........................................................................................................................................................................ 47

Appendix ............................................................................................................................................................................... 48

Budget & Management ..................................................................................................................................................... 48

Community Facilities and Infrastructure .......................................................................................................................... 48

Fire & Emergency Medical Services .................................................................................................................................. 48

Schools .............................................................................................................................................................................. 50

Table of Contents


Zoning History 07SN0386: Approved (9/2008) Rezoning to commercial (C-3) plus conditional use and conditional use planned development to permit multifamily and industrial (I-1) uses on 190.8 acres. A mixed use development with 385 multifamily units, as well as commercial and industrial uses (known as the Broad Street Partners Commercial, LLP request). Proffered Conditions included cash proffers on units in excess of 312 in the amount of $15,600. At the time of approval, two other cash proffer options were also approved:

1. Cash proffer of $10,269 for senior units; and 2. Cash proffer of $0 for units in excess of 312, if constructed for affordable housing.

09SN0118: Approved (9/2008) Rezoning to commercial (C-3) plus conditional use planned development to permit exceptions to Ordinance requirements. This request consisted of 4.1 acres that was incorporated into the neighboring Broad Street Partners Commercial, LLP development (Case 07SN0386). 16SN0719: Approved (6/2016) Amendment of Case 07SN0386 to increase the number of multifamily dwelling units permitted per floor from 10 to 54 units; specific building elevations were proffered to mimic the appearance of different urban buildings combined. The request was also to reduce recreational acreage from 5.8 acres to 3.8 acres and building setbacks from parking. Specific recreational amenities were guaranteed by the applicant including an indoor fitness center. 17SN0597: Approved (1/2017) Amendment of Case 07SN0386 to delete the cash proffer payment. Comprehensive Plan – Land Use Plan Designation The Property is located along the Route 1 corridor within the Northern Jefferson Davis Special Area Plan, a component of the County’s Comprehensive Plan, and is designated for several different land use categories.

• On the southern and western portions of the Property, the Plan identifies Community Mixed Use, which suggests an integrated mixture of concentrated commercial and higher-density residential uses at a minimum density of 12.0 dwellings per acre. • The northern portion of the Property is designated as Suburban Residential II, which suggests this portion of the property is appropriate for residential development at a maximum density of 2.0 to 4.0 dwellings per acre. • A small portion of the Property in the northwest corner is designated for Neighborhood Business, which suggests this portion of the property is appropriate for commercial uses that serve neighborhood-wide trade areas. • The eastern portion of the Property is designated as Corporate Office/Research & Development/Light

Industrial, which suggests this portion of 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. Total residential density for the project for tracts that permit residential uses would yield a maximum of 7.36 dwelling units per acre, generally within the density ranges suggested by the Plan.

Planning


Proposal – Request I The applicant is seeking to rezone 171.97 acres along Route 1, Moore’s Lake Road, and Redwater Ridge Road to Multifamily Residential (R-MF) with a conditional use planned development (CUPD) to allow exceptions to ordinance requirements, development standards and uses. The applicant proposes a mixed use community containing a maximum of 1,215 dwelling units, which is the aggregate total of proposed and existing dwelling units on the Property. Within Tract A, a mix of multifamily dwelling types (apartments and two-over-two units) are proposed, as well as use exceptions for commercial uses that internal to multifamily buildings. The Concept Plan shows townhouse dwellings on Tract B, with single family dwellings on Tract C. A commercial tract along Route 1 (Tract D) consisting of Community Business (C-3) uses is also proposed. As identified in the Textual Statement, exceptions to development standards are requested for the project as well as use exceptions to permit residential townhouse, single family, commercial uses in the Multifamily Residential (R-MF) District. Density The Textual Statement limits the number of unit types for each development tract. Specifically, the overall density of the project is limited to a combined maximum of 1,215 units which would produce a density of 7.36 dwelling units per acre on Tracts A, B and C. A breakdown of the density for each tract is as follows:

1. Tract A – 1,123 multifamily units; 385 existing units (within The Jane at Moore’s Lake) plus 738 proposed units 2. Tract B – 30 townhouse dwellings 3. Tract C – 62 single family dwellings

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 design of this community is addressed through the proffered Master Plan and Concept Plan that details general intent of the community layout, uses, and pedestrian facilities. The proposed residential development contains amenities such as sidewalks, active and passive recreational opportunities for residents, a linear park, and trails to connect and serve many of the residential units. For multifamily development, conditions include conceptual elevations, and the requirement to use high quality building materials (excludes vinyl siding). Multifamily buildings would have hardscaped front walks, foundation plantings, and screening for HVAC/whole house generators. Development conditions for townhouse and single family dwellings also include conceptual elevations, high quality building materials, minimum house sizes (single family dwellings) and enhanced garage door design. Townhouse and single family dwellings would have front walks, foundation plantings, sod and irrigation, concrete or pavement drives, and screening for HVAC/whole house generators. In Tract B where townhouse uses are proposed, the applicant has proffered a setback area from the northern property line with an option to provide either 1) landscaping or 2) a six (6) foot fence to provide separation and screening between the properties. The proposed commercial uses are limited to two areas on the Property, Tracts A and D. Commercial uses in Tract A would be limited to Neighborhood Business (C-2) uses when incorporated into a multifamily building. Development of commercial uses in Tract D would be subject to the “Post Development Design District - Central Jefferson Davis Highway Corridor” standards. Zoning Ordinance Exceptions (Textual Statement) – Request I Staff notes that the use exceptions proposed in Tracts A, B, C & D may not exceed 30% of overall acreage of project.

1. The Project – Buffers. Eliminates buffers between various uses, tracts, adjacent properties, or along roads. Between residential and non-residential tracts, landscaping utilizing evergreen species shall be provided (Proffered Condition 3).


2. Tract A – Multifamily Residential/Commercial Uses. Use exception to permit integrated Neighborhood Business (C-2) uses within multifamily buildings, non-resident leasing for an existing self-storage facility, and prepared food vendors (food trucks). Multifamily residential uses would be regulated by Residential Townhouse (R-MF) standards in the Ordinance, with the following modifications outlined below.

a. Neighborhood Business (C-2) Uses. Permit C-2 uses, provided the uses do not exceed 10,000 gross square feet in aggregate, to be integrated with multifamily buildings. The following C-2 uses are excluded: automobile accessory stores, automobile rental stores, and automobile service stations (both manned and unmanned).

b. Existing Self Storage Building. Permit the leasing of an existing self-storage building (12,000 square feet). Use would be accessory to multifamily buildings and permit both residents of the multifamily buildings and non-residents to lease storage space.

c. Outdoor Recreation & Food Trucks. Permit outdoor recreation uses (concerts, movies, other similar entertainment) and mobile food trucks for residents that reside on the premises.

d. Dwellings Units Per Floor. Ordinance permits a maximum of 10 dwelling units per floor; Proposal would permit up 54 dwelling units per floor

e. Building Setbacks. Individual building setbacks are established from property lines, roads, interior private pavement, parking spaces and other buildings; Proposal would reduce building setbacks to zero (0) feet along internal roads, interior private driveways, parking areas

f. Pavement Width of Access Drives. Ordinance requires 30 feet; Proposed is 26 feet g. Pavement Width of Other Drives. Ordinance requires 24 feet; Proposed is 24 feet for two-way drives and

20 feet for one-way drives h. On-Street & Tandem Parking. Ordinance does not specify on-street or tandem parking spaces as

qualifying parking; Proposal would permit on-street or tandem parking spaces to be counted towards parking requirement

i. Recreational Area. Ordinance requires a minimum 10% of project acreage, but not less than 1.5 acres; Proposed are the amenities shown on the Concept Plan (linear park, walking trails), as well as other amenities outlined in the Textual Statement

j. Curb and Gutter. Ordinance requires all roads and private pavement to have concrete curb and gutter; Proposal would permit exceptions for alleyways or private pavement where the Planning Department determines that curb and gutter are not needed at time of site plan review

k. Building Height. Ordinance permits the lesser of 6 stories or 70 feet; Proposal would maintain this building height restriction, with a 15 foot height encroachment permitted for decks, patios, gardens, pergolas, trellises, canopies, or similar structures

3. Tract B – Townhouse Uses. Use exception to permit townhouse uses. Use would be regulated by Residential Townhouse (R-TH) standards in the Ordinance, with the following modifications outlined below.

a. Subdivision Size: Ordinance requires a minimum of 10 acres; Proposal is a minimum of 5 acres b. Common Area: Ordinance requires a 10 foot wide common area around the perimeter of each group of

attached lots; Proposal is to permit no common area shall be required around the perimeter of each group of attached lots

c. Recreational Area: Ordinance requires 10% of subdivision acreage, but no less than 1.5 acres for recreational facilities (include active, passive and clubhouse facilities); Proposal would not require recreational area or a clubhouse facility; however at least one hardscape area with two benches to facilitate gatherings in Tract B would be required

d. Group or Row Design: Ordinance requires a two (2) foot variation in setback between units and a four (4) foot variation between every third unit; Proposed (2) foot variation between units and visual variation through architectural facades, stoops, porches, etc. to distinguish units visually to prevent monotonous building appearance.

e. Lot Size: Ordinance requires 1,520 for internal lots, 2,320 for end lot in a row of less than 5 attached lots, and 2,720 square feet for end lots in a row of 5 or more units; Proposed is 1,580 square feet for end or interior lots

f. Lot Width: Ordinance requires 29 feet for end lot in a row of less than five (5) attached lots, and 34 feet for end lots in a row of five (5) or more units; Proposed is 28 feet for end lot in a row of less than five (5) attached lots, and 30 feet for end lots in a row of five (5) or more units


g. Side Yard Setback: Ordinance requires 10 feet for end lot in a row of less than five (5) attached lots, and 15 feet for end lots in a row of five (5) or more units; Proposed is 10 feet for end lot in a row of less than five (5) attached lots, and 7.5 feet for end lots in a row of five (5) or more units

h. Rear Yard Setbacks: Ordinance requires a minimum 25 feet for non through lots or 20 feet for a through lot; Proposed is a 15 foot setback for all lots

i. Setback on Northern Property Boundary: Ordinance requires a 50’ buffer adjoining While a 50’ 4. Tract C – Single Family Uses. A use exception to permit single family uses. Use would be regulated by Residential

(R-12) Standards in the Ordinance, with the following modifications outlined below. a. Lot Size: Ordinance requires 12,000 square feet; Proposed is 5,000 square feet b. Lot Width: Ordinance requires a minimum of 90 feet; Proposed is a minimum of 52 feet c. Front Yard Setback: Ordinance requires 35 feet; Proposed is 20 feet d. Side Yard Setback: Ordinance requires 10 feet; Proposed is 5 feet e. Rear Yard Setback: Ordinance requires a minimum 25 feet for non through lots or 30 feet for through

lots; Proposed is a 20 foot setback for all lots. 5. Tract D – Commercial Uses. A use exception to permit Community Business (C-3) uses.

Staff is supportive of these exceptions. These exceptions provide for flexibility in site design based on the variety of residential products proposed and desire to create an attractive, functional, and cohesive mixed use development. Relief to Street Access Requirements – Request II To satisfy the requirement of Section 17-76 of the Subdivision Ordinance, when the cumulative total of homes in a proposed development exceeds fifty (50), a second public road access to all dwellings should be provided. This requirement is necessary to provide emergency vehicles a second access to the homes should the other entrance become blocked. The applicant has requested relief to this access requirement to allow up to sixty-two (62) lots on a choke point formed by a single road serving the proposed lots in Tract C (Figure 3). The applicant has offered a stub road connection to an adjoining property to the east (GPIN: 800-658-9359) on the Concept Plan. However, no development is currently planned on this property to provide a second means of access to Tract C.

Figure 3 – Potential Choke Point for Tract C (Orange Area) Highlighted with the Blue Circle


The Ordinance states that relief can be granted by the Planning Commission for a maximum of sixty-two (62) lots at the time of zoning if a preliminary tentative plat is submitted with sufficient documentation that clearly demonstrates:

1. The amount of relief does not exceed the allowable number of lots by more than 25 percent; and 2. Existing severe topographic, physical or extenuating circumstances exist, or environmental features exist so that

there is no other practical means of providing another access; and 3. Without granting relief to these requirements traffic on an existing local street will exceed the Planning

Commission’s Stub Road Policy as determined by the Director of Transportation.

The amount of relief will not exceed the allowable number of lots by more than twenty-five (25) percent. However, the attached conceptual subdivision layout provided by the applicant does not demonstrate that any of the top circumstances exist. In addition, the Fire Department opposes granting relief to the access requirements. It should be noted that the International Fire Code indicates that a second access should be provided when the number of lots served by a single access exceeds thirty (30).

Findings Staff supports Request I since the proposal offers a high-quality, well-planned mixed use development that will features a variety of residential housing types, integrated commercial uses, and recreational amenities that enhance quality of life for future residents within the community. Request II cannot be supported by staff. Relief to street access requirements for Tract C may setup a development layout with a choke point that could be adversely impacted in an emergency.


Current Zoning Map


GPIN Address 798-656-4174 12103 JEFFERSON DAVIS HWY 798-656-7198 12101 MOORES LAKE RD 798-656-8099 12103 MOORES LAKE RD 798-657-1153 12000 MOORES LAKE RD 798-657-4000 12101 JEFFERSON DAVIS HWY 798-657-7556 12051 MOORES LAKE RD 798-657-9667 12100 MOORES LAKE RD 798-658-PART OF 0445 11801 JEFFERSON DAVIS HWY 798-658-7835 12001 JEFFERSON DAVIS HWY 798-659-3914 2447 OSBORNE RD 799-655-3692 12217 JEFFERSON DAVIS HWY 799-656-0212 2500 REDWATER RIDGE RD 799-656-1284 12111 MOORES LAKE RD 799-657-0359 12110 MOORES LAKE RD 799-657-8241 12200 MOORES LAKE RD 799-658-4314 12150 MOORES LAKE RD 800-656-1126 12310 MOORES LAKE RD 800-657-6400 12370 MOORES LAKE RD

No comment on this request.

The project site is currently located in a revitalization area for the purposes of the Road Cash Proffer Policy. Community Enhancement supports this case as proffered. The case represents a significant improvement above existing residential development in the surrounding area.

Parcels in Application (The Property – Table A)

Supplemental Analysis

Budget & Management

Community Enhancement


1. All of the subject properties are located within the Proctors Creek Watershed. 2. A Resource Protection Area (RPA) Designation has been submitted to and confirmed by the Department of

Environmental Engineering for the majority of the properties. Areas of RPA transverse the northern and eastern portions of the project area.

3. An RPA Designation must be submitted to the Department of Environmental Engineering for the properties located at 2447 Osborne Road, 11801 Jefferson Davis Highway, and 12217 Jefferson Davis Highway prior to the submittal of any construction or site plans which include those properties.

4. Any areas of wetlands shall not be impacted without prior approval from the U.S. Army Corps of Engineers and/or the Virginia Department of Environmental Quality.

5. Per Section 16.2 of the Environmental Engineering Reference Manual, if any of the existing dam or dams on the properties will remain, regardless of size, they must be analyzed for structural stability.

6. The development will be subject to the Part IIB technical criteria of the Virginia Stormwater Management Program Regulations for water quality and water quantity.

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 1998 Projected Calls Generated Yearly by Proposed Development 251 Projected Call Load Increase in Immediate Service Area by Proposed Development 12% Drive And Response Times

Response Zone/Response Time Goal* Urban / 7 Minutes

Road Miles from Closest Fire Station .92 miles

Estimated Drive Time from Closest Fire Station1 1:22 minutes

Estimated Response Time for First Unit on Scene2 4:22 minutes

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. The Fire Department cannot support more than fifty (50) units off a single access. *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.

Environmental Engineering

Fire & Emergency Medical Services

Libraries


1: Dutch Gap Boat Landing 2: Henricus Historical Park 3: Dutch Gap Conservation Area 4: Battery Dantzler Park 5: Lowe’s Complex 6: Ware Bottom Church Battlefield Park 7: Sgt James Engle Park 8: Howlett Line Park 9: Kiwanis Park 10: Chester Pocket Park 11: Chester Linear Park 12: Goyne Park

1. Applicant should provide neighborhood recreational amenities connectivity within the development to the proposed pedestrian/bicycle plan along Route 1.

Bikeways & Trails Plan & Nearby Park Facilities

Parks & Recreation


Division Beat District Appomattox 73 Bermuda Additional Information This request is anticipated to have minimal impacts on Police.

Police


This application is for a mixed use development containing a maximum of 830 dwelling units (738 multi-family units, 62 single family units and 30 townhome units), the total potential student yield for this development ranges from 261 - 295 students.

Membership and Capacity (2020-21SY) Zoning Case 21SN0627

Current Enrollment

(09-30-2020) (3)

Program Capacity (1)

Percent Program Capacity

Proposed Number of Units

Housing Type

SGF 2019(2) Anticipated Student Yield Range

School-specific

Countywide Average

School-specific

Countywide Average

CURTIS ES (K to 5)

678 852 80%

62 SF 0.18 0.21 11 13 738 MF 0.10 0.18 74 133

30 TH 0.06 0.11 2 3 830 Total 87 149

ELIZABETH DAVIS MS

(6 to 8) 1,222 1,216 100%

62 SF 0.10 0.11 6 7 738 MF 0.07 0.08 66 59

30 TH 0.04 0.06 1 2 830 Total 73 68

THOMAS DALE HS (9 to 12)

2,451 2,965 83%

62 SF 0.16 0.15 10 9 738 MF 0.12 0.09 89 66

30 TH 0.08 0.09 2 3 830 Total 101 78

Note: (1) Program capacity is the maximum number of students the building can accommodate based on the Virginia Department of Education Standards of Quality and the current school programming that may adjust the number of rooms used for core or grade-level classrooms in the overall building design capacity. Program capacity numbers may be higher than previous years due to more spaces being designated/quantified for capacity uses. (2) Student Generation Factor (2019) is the actual total number of students by grade level divided by the actual total number of housing units by housing type. Based upon the average number of students per multifamily, townhome and single family unit for each of the school attendance zones where the proposal is located. Updated 2019 SGFs provided by County IST. (3) Current enrollment numbers may be lower than previous years. The reduction is primarily attributed to COVID-19. New enrollment data from the 2021-2022 school year will be posted once available. *The StratIS forecasting model predicts where students are expected to be living in the future; for clarification, this model does not predict student enrollment as there are other programming variables outside of modeling capabilities (i.e. specialty programming, waivers, or specialty centers) that effect actual enrollment figures.

School Capacity Analysis Curtis Elementary School: Current program capacity at Curtis Elementary is at 84%. Strategic Information Sharing (StratIS) modeling results forecast capacity of this school facility to be just under one-hundred percent by 2024. While the total potential student yield at Curtis Elementary School from this case could range from eight-seven (87) to 149 elementary students at full build out, the number of potential students generated on an annual basis will change incrementally while this development is under construction. As this school facility is below capacity and expecting to be just under capacity, no additional review is necessary at this time. Elizabeth Davis Middle School: Current program capacity at Elizabeth Davis Middle School is at 100%. StratIS modeling results forecast capacity of this school facility to increase beyond one hundred percent by 2024. While the total potential student yield at Elizabeth Davis School from this case could range from sixty-eight (68) to seventy-three (73) middle students at full build out, the number of potential students generated on an annual basis will change incrementally while this development is under construction. As this school is forecasting above one-hundred percent of program capacity by 2024, staff is evaluating alternative solutions and exploring strategies for addressing capacity, to include redistricting, program relocation or constructing a new facility.

Schools


Thomas Dale High School: Current program capacity at Thomas Dale High School is at eighty-three (83) percent. StratIS modeling results forecast capacity of this school facility to remain flat through 2024. While the total potential student yield at Thomas Dale School from this case could range from seventy-eight (78) to 101 high school students at full build out, the potential number of students generated on an annual basis will change incrementally while this development is under construction. As this school facility is below capacity and expecting no significant change into the future, no additional review is necessary at this time. Additional information on CCPS Mission and Capital Improvements can be found in the Appendix.

The property could be developed for a mixture of residential (single family, townhomes, apartments) and retail uses. Based on the applicant’s transportation density and traffic study, development could generate approximately 15,400 average daily trips [1,277 morning (AM) and 1,279 afternoon (PM) peak hour trips]. Part of the property has been approved and developed for 385 apartments, which are included as part of the transportation density noted below. For comparison, in January 2008, Case 07SN0386 was approved on the property for a mixture of residential, retail, and industrial uses, which was anticipated to generate 26,100 average daily trips. The Comprehensive Plan, which includes the Thoroughfare Plan, identifies county-wide transportation needs that are expected to mitigate traffic impacts of future growth. Section 19.1-231 of the County Code outlines the general requirements to meet the needs of the traffic generated by a proposed development, including acceptable levels of service. This development would contribute to an identifiable need for transportation improvements. The anticipated traffic impact of the proposal has been evaluated and recommendations are detailed in the chart below. The development’s traffic impact will be addressed by providing road improvements. Staff supports the request.

Recommendation Applicant’s Proposal

Vehicular Access: • Access will be limited to four (4) entrances/exits to Route 1 as generally shown on the Concept

Plan. The northernmost access (Entrance 4) will be limited to right-in/right-out. • A stub-out connection will be provided from the proposed residential subdivision (Tract C) to

ensure future access to Tax Map/GPIN Number 800-658-9359.

Proffered Condition 2

Transportation Density – Maximum Density: Sixty-two (62) single-family units, thirty (30) multi-family (low-rise/townhome) units, 1,123 multi-family (mid-rise, apartments) units (includes approved/developed 385 units), 10,000 square feet (sf) retail, 3,800 sf of fast-food with drive-thru, three (3) service position quick lube, thirteen (13) station car wash/detail center, sixteen (16) fueling position super convenience store/gas station, or equivalent density as determined by the Transportation Department.


Transportation Improvements: • Traffic signal at the Route 1 and Moore’s Lake Drive intersection. In conjunction with any

development with direct vehicular access to Moore’s Lake Drive, the signal plans shall be approved, and a security provided by the owner/developer. Prior to any site plan approval, a phasing plan for the completion of the traffic signal shall be approved by staff. Tract D adjacent to Moore’s Lake Drive would be permitted to develop without completion of the signal provided a security has been provided. (Note: Staff has allowed some flexibility with the timing of the signal due to recent delays in fabrication that has been experienced industry wide.)

• Separate right turn lane into the northernmost access (Entrance 4) along northbound Route 1. • Raised median along Route 1 or within the northernmost access (Entrance 4) to prohibit left-

in/left-out access from/to Route 1. • Shared use path along the property’s frontage to Route 1. • Separate right turn lane along westbound Osborne Road at the Route 1 intersection.

Improvement shall be completed in conjunction with initial development of Tract B (Residential Townhomes, R-TH).

• Dedication of additional right-of-way (or easements) required for the improvements.


Transportation - County Department of Transportation


Road Cash Proffer Policy (“Policy”): According to the Department of Community Enhancement, the property is located within a revitalization area. Under the Road Cash Proffer Policy, no road cash proffer will be accepted for development in these areas.

Not Applicable

The proposed development will be subject to the 2011 Secondary Street Acceptance Requirements (SSAR) for all roads that are intended to be state maintained, including roadway width (with consideration for on-street parking), pedestrian accommodations, public benefit, and connectivity requirements. VDOT recommends that the applicant provide an access plan for all street connections for each residential neighborhood to have streets designed in accordance with the 2011 SSAR requirements, as each phase of development must meet the Connectivity requirements of the 2011 SSAR regulation, including multiple connections in multiple directions, and the requirement to tie into all state maintained stub out streets abutting the property limits. Moore’s Lake Drive is currently not in the state system, but is planned to be a state maintained ROW under the previous approved site plan for Moore’s Lake Apartments. Any proposed traffic signals will require a signal warrant to be provided to VDOT for review. In the event a signal is warranted, a justification report (SJR) shall be submitted and reviewed by VDOT to determine the appropriate traffic control device to be installed according to the proffered conditions. Any road improvements to Moore’s Lake Drive, US Route 1 or any state maintained road shall be in accordance with the Department design standards and specifications for the functional classification and design speed of the road. VDOT will require trip generations, turn lane warrants analysis, and sight distance requirements for the proposed entrances during the site plan process. More detailed comments regarding the proposed site design will be generated during the site plan review process.

Transportation - Virginia Department of Transportation


1. The request site is within a mandatory connection area for public water and wastewater for new residential development.

2. Public water and wastewater service is immediately available to the request site, and the public systems have sufficient capacity to meet the demands of the proposed development.

3. The applicant has proffered connection to the public water and wastewater systems. 4. The Utilities Department supports this request.

Community Meeting No community meeting was conducted for this request.

Utilities – Water and Wastewater

Community Engagement & Public Hearings


The Applicant in this case, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for itself and its successors or assigns, proffers that the property under consideration in this case (“the Property”) will be used according to the following proffer(s) if, and only if, the request submitted herewith is granted with only those conditions agreed to by the Applicant. In the event this request is denied or approved with conditions not agreed to by the owners and Applicant, the proffer shall immediately be null and void and of no further force or effect.

1. Master Plan. The Textual Statement, dated October 11, 2021, together with the Concept Plan referenced in the Textual Statement, shall be considered the Master Plan. (P)

2. Access.

a. Direct vehicular access from the Property to Jefferson Davis Highway (Route 1) shall be limited to four (4) entrances/exits, as generally shown on the Concept Plan (labeled “Entrance #”). This includes the existing accesses of Redwater Ridge Road (Entrance 1), Entrance 2, and Moore’s Lake Drive (Entrance 3). The exact location of Entrance 4 shall be approved by the Transportation Department and shall be limited to right-in/right-out only.

b. In conjunction with recordation of the initial subdivision, a right-of-way dedication and construction of a VDOT standard stub-out connection, acceptable to the Transportation Department, shall be recorded and constructed to ensure future access to GPIN Number 800-658-9359. (T)

3. Buffers and Other Landscape Areas.

a. No buffers shall be required between various uses, tracts, adjacent properties, or along roads. In lieu of

buffers between all residential and non-residential tracts, landscaping utilizing evergreen species shall be provided on the residential tracts and be spaced 10 feet on center, except for those places where perimeter landscaping is already provided on non-residential tracts.

b. The Developer shall provide trees (each measuring a caliper of four (4) inches or greater) every forty feet

(40’) on center along both sides of all internal public streets and all private streets that provide general circulation throughout the development (excluding Moore’s Lake Drive and Redwater Ridge Road) by planting new trees, preserving existing trees, or a combination thereof. (P)

4. Transportation Density. For transportation purposes, the maximum density of the development shall be 62 single family dwelling units, 30 multi-family (low-rise) dwelling units, 1,123 multi-family (mid-rise) dwelling units (includes previously approved and existing 385 units), 10,000 square feet of retail, 3,800 square feet of fast food with drive-thru, 3 serving position quick lube, a 13 station car wash/detail center, and 16 fueling position super convenience store/gas station; or equivalent density as determined by the Transportation Department. (T)

Proffered Conditions (10/11/2021)


5. Transportation Improvement. To provide an adequate roadway system, the developer shall be responsible for

the following road improvements. The exact design of these improvements shall be approved by the Transportation Department. If any of these improvements are provided by others, as determined by the Transportation Department, then the specific improvement(s) shall no longer be required by the Owner/Developer of the Property.

a. Construction and installation of a traffic signal at the Route 1 and Moore’s Lake Drive intersection (Entrance 3, as shown on Concept Plan) as approved by the Transportation Department and VDOT (“Signal Improvement”). Prior to or in conjunction with final site plan approval for any development with direct vehicular access to Moore’s Lake Drive, the Signal Improvement plan shall be approved by VDOT and the owner/developer shall provide a performance bond, letter of credit, or other security (the “Security”), in a form acceptable to the County Attorney, to the county in an amount for the Signal Improvement based on the approved Signal Improvement plan, as determined by the Transportation Department. Prior to any site plan approval, a phasing plan for the completion of the Signal Improvement shall be submitted to and approved by the Transportation Department. If Tract D (shown on Concept Plan) has direct vehicular access to Moore’s Lake Drive, then the phasing plan shall permit Tract D issuance of certificate of occupancy(ies) upon the county accepting the Security. Upon completion of the Signal Improvement, the Security shall be returned to the owner/developer.

b. Construction of additional pavement along the northbound lanes of Route 1 to provide a separate right turn lane into approved Entrance 4. This improvement shall be completed prior to issuance of a certificate of occupancy for Property development that will construct Entrance 4.

c. Construction of additional pavement along the westbound lane of Osborne Road to provide a separate

right turn lane at the Route 1 intersection. This improvement shall be completed in conjunction with initial development of Tract B (Residential Townhomes, R-TH).

d. Construction of a VDOT standard raised median along Route 1 or a raised median within Entrance 4 to

prohibit left-in/left-out access from/to Route 1 as approved by the Transportation Department and VDOT. This improvement shall be completed prior to issuance of a certificate of occupancy for Property development that will construct Entrance 4.

e. Construction of a VDOT standard shared use path along the Property’s frontage to Route 1. This

improvement shall be completed prior to issuance of a certificate of occupancy for Property development along Route 1, as determined by the Transportation Department.

f. Dedication to Chesterfield County, free and unrestricted, of any additional right-of-way (or easements)

required for the road improvements identified above. (T)

6. Connection to County Water/Sewer. The Applicant/Developer/Subdivider shall connect the Property to County water and sewer at time of initial site construction. (U)


RE: Application made by Emerson-Roper Companies, LLC pertaining to the property under consideration in this case (“the Property”) to rezone the Property to R-MF with Conditional Use Planned Development to allow townhouses, single-family, and commercial uses in an R-MF district and a Conditional Use Planned Development (“CUPD”) to allow exceptions to County Code and Zoning Ordinance requirements and development standards, as provided hereinbelow: 1. Concept Plan. The Property shall be designed as generally depicted on the conceptual layout plan last revised October

11, 2021, entitled, “Moore’s Lake Overall Layout” prepared by Highmark Engineering (referred to herein as the “Concept Plan”); provided, however the exact location of the lots, dwellings, buildings, streets, common areas, and other improvements may be modified provided that the general intent of the Concept Plan is maintained.

2. Uses and Development Standards.

A. Tract A – Multifamily Use (Apartments and Two-Over-Twos).

i. Permitted Uses. Uses permitted within Tract A shall be: a. all uses permitted in a Multifamily Residential (R-MF) District,

b. any uses permitted in a Neighborhood Business (C-2) District, except for automobile accessory

stores, automobile rental stores, and automobile service stations (both manned and unmanned), provided that such uses do not exceed 10,000 square feet of gross floor area in the aggregate and that they are incorporated into multifamily buildings,

c. leasing of 12,000 square feet of storage units in self-storage buildings that are accessory to

multifamily buildings to both residents of the multifamily buildings and non-residents,

d. outdoor vending of prepared foods, fruits, and vegetables conducted via concession stands or mobile food trucks not to exceed 600 square feet in the aggregate (limited to residents of Tracts A, B, or C only), and

e. outdoor recreational uses such as outdoor concerts, movies, and other similar entertainment

(limited to residents of Tracts A, B, or C only).

ii. Development Standards.

a. R-MF Standards Apply Unless Otherwise Provided. Except as specifically provided herein or as shown on the Concept Plan, the zoning ordinance requirements for a R-MF district shall apply to Tract A.

b. Density: The total number of multifamily residential units shall not exceed 1,123 (385 of which

are currently existing on the Property).

c. Access: Accesses from multifamily buildings within Tract A to Moore’s Lake Drive or Redwater Ridge Road shall be provided in the number and locations generally as shown on the Concept Plan. No more than two accesses shall be required between Tract A and Jefferson Davis Highway.

d. Recreational Areas: Recreational areas serving multifamily uses shall be provided in those locations within Tract A generally as shown on the Concept Plan. The following recreational amenities shall be provided to serve the multifamily buildings: a linear park with features that may include covered pavilions, benches, barbeque grills, shuffleboard (or similar

Textual Statement - Ordinance Exceptions (10/11/2021)


games/activities with playing courts); a clubhouse and fitness center (existing); pickleball and/or volleyball courts; walking trails with benches or fitness stations in locations as shown on the Concept Plan or as otherwise approved by Planning; a pool (one currently exists, but others are permitted to be constructed); a patio/courtyard (one currently exists, but others are permitted to be constructed); and other recreational amenities such as hardscaped areas, but this shall not preclude individual buildings from providing their own recreational amenities. Food trucks shall be permitted to park from time to time within parking areas and driveways adjacent to the linear park in order to provide food service to residents. Also permitted, but not required, within the linear park shall be outdoor concerts, movies, and other similar entertainment.

e. Pavement Width of Access Drives. The pavement width of all access drives shall be a

minimum of 26 feet.

f. Pavement Width of Other Drives. The pavement width of all other drives shall be a minimum of 24 feet for two-way drives and a minimum of 20 feet for one-way drives.

g. On-Street Parking. On-street parking shall be permitted subject to the design and

construction requirements of the Virginia Department of Transportation and the County. Any on-street parking shall be counted towards the required number of parking spaces for each multifamily building. Any tandem garage spaces shall be counted toward the calculation of the required parking spaces.

h. Setbacks. Except as necessary to meet the street tree requirements set forth in Proffered Condition 3.B., all buildings (including accessory structures) located along internal roads, interior private driveways, parking areas, and streets may have zero (0) foot setbacks for front, side, corner side, rear, and through lots as well as zero (0) foot setbacks with respect to drive aisles and parking in relation to buildings. Corner side yards shall meet sight distance requirements as may be established at the time of plan review.

i. Curb and Gutter. No curb or gutter shall be required for alleyways or other driveways or private pavement where the Planning Department determines that curb and gutter are not needed at time of site plan review.

j. Sidewalks. Sidewalks shall be provided as required through plan review. Internal sidewalk or

pedestrian connections shall not be required between Tracts A & D

iii. Other Required Development Standards: Architecture: Multifamily residential buildings shall

generally conform to the following architectural standards:

a. Apartment buildings shall generally conform to the architectural design used in the developments commonly known as “The Jane at Moore’s Lake,” “Colony Village,” or as shown in the conceptual elevations provided in EXHIBIT A-1.

b. Two-over-two buildings shall generally conform to the architectural design as shown in the conceptual elevations provided in EXHIBIT A-2.

c. There shall be no more than fifty-four (54) dwelling units per floor.

d. No multifamily unit shall contain more than three bedrooms.


e. The maximum height for all multifamily buildings shall be six (6) stories or seventy feet (70’), whichever is taller. Structures located on a roof such as, but not limited to, decks, patios, gardens, pergolas, trellises, canopies, or similar structures, shall not exceed a height of fifteen (15’) as measured from the top of the roof to the top of the rooftop structure.

f. Permitted materials for Multifamily building exteriors shall be limited to a combination of

brick, stone or cultured stone, architectural masonry, cementitious siding, or other materials comparable in quality as approved by the Planning Department. Architectural treatments, such as windows, doors, cornices, accent bands, trim, etc. may be constructed of metal, fiberglass, E.I.F.S., stucco, or other materials comparable in quality as approved by the Planning Department. No vinyl siding shall be permitted.

iv. Other Required Development Standards: Front Walks, Landscaping, and HVAC Screening

a. Front walks hardscaped with brushed concrete (or comparable materials) shall be provided

parallel to the front of the buildings and a minimum of 3 feet wide. Hardscaped walks shall also be provided to side and rear entrances and shall be minimum of 3 feet wide.

b. Foundation planting is required along all building facades. Foundation Planting Beds shall generally be a minimum of four (4) feet wide as measured from the dwelling unit foundation, but the width may be reduced or eliminated as necessary to accommodate tandem parking spaces, sidewalks, accessible routes, and recreational amenities (such as courtyards), or as otherwise approved by the Planning Department. Planting beds shall be defined with a trenched edge or suitable landscape edging material. Planting beds shall include medium shrubs spaced a maximum of four (4) feet apart.

c. Any ground level mechanical, heating, ventilation and air conditioning (HVAC) units and whole house generators shall initially be screened from view of public roads by landscaping or low maintenance material, such as an opaque fence if located on the roof, or as otherwise approved by the Planning Department. Notwithstanding anything depicted in EXHIBIT A-1 or A-2 to the contrary, any building-mounted HVAC units shall not be placed on the front façade of a building.

B. Tract B – Residential Townhouse Use.

i. Permitted Uses. Uses permitted within Tract B shall be all uses permitted by-right or as accessory

uses in a Residential Townhouse (R-TH) District.


a. R-TH Standards Apply Unless Otherwise Provided. Except as specifically provided herein or as shown on the Concept Plan, the zoning ordinance requirements for an R-TH district shall apply to Tract B.

b. Subdivision Size. The minimum subdivision size shall be five (5) acres.

c. Density. The maximum number of townhouse units shall be thirty (30).

d. Common Areas. Common Areas covering a minimum of ten percent (10%) of Tract B shall be provided generally as shown on the Concept Plan. No common area shall be required around the perimeter of each group of attached lots. Neither a clubhouse nor a recreational area shall be required, but a small hardscaped area with at least two benches shall be provided in one of the two areas as generally shown and labeled on the Concept Plan as “Potential


Hardscape Area,” or in an alternate location as approved by the Planning Department during site plan review.

e. Rear Yard Setback. A minimum fifteen-foot (15’) rear yard setback shall apply to each unit.

f. Side Yard Setback. The minimum side yard setback for any end unit in a row of five or more

attached lots shall be ten feet (10’). The minimum side yard setback for any end unit in a row of fewer than five attached lots shall be seven and one-half feet (7.5’).

g. Setback Along Northern Boundary of Tract B. There shall be a 20-foot setback from the

northern boundary of Tract B where it adjoins existing Single Family lots. Within the 20-foot setback, either landscaping or a fence shall be provided. If landscaping is provided, it shall be planted ten (10) feet on center with an evergreen species that is at least six feet (6’) tall at time of planting. If a fence is provided, it shall be at least six feet (6’) tall and constructed of wood, vinyl, or equivalent quality as approved by the Planning Department.

h. Lot Width. The minimum lot width for any end lot in a row of five or more attached lots shall

be thirty feet (30’). The minimum lot width for any end lot in a row of less than five attached lots shall be twenty-eight feet (28’).

i. Lot Area. The minimum lot area for any lot shall be 1,580 square feet.

j. Group or Row Design. Setback variation in the front facades of the townhouse units shall be

a minimum of two (2) feet. Visual variation shall be provided by architectural variety of facades through the use of covered stoops, bay windows, porches, or similar architectural features.

iii. Other Required Development Standards: Architecture

a. The following architectural standards shall be minimum standards for all townhouse units.

1) Dwelling units shall have an architectural treatment generally consistent with those

depicted in the conceptual elevations provided in EXHIBIT B. Notwithstanding anything to the contrary that is depicted in EXHIBIT B, all garages shall use an upgraded garage door. An upgraded garage door is any door with a minimum of two (2) enhanced features. Enhanced features shall include windows, raised panels, decorative panels, arches, hinge straps or other architectural features on the exterior that enhance the entry (i.e. decorative lintels, shed roof overhangs, arches, columns, keystones, eyebrows, etc.). Flat panel garage doors are prohibited.

2) Acceptable siding materials include brick, stone, masonry, horizontal lap siding, vertical siding, or a combination thereof. Siding is be permitted to be manufactured from cement fiber board (such as HardiePlank, HardieShingle, or HardieTrim) or may be vinyl siding or other material approved by the Planning Department. Plywood, metal, PVC, Fypon, vinyl, or other similar materials may be use for trim and accent features only. Where vinyl siding is used it shall have a minimum wall thickness of .042 inches.

3) Unit foundation treatments shall be brick or stone and shall extend a minimum of

eighteen (18) inches above final grade, but in no event shall brick or stone be required to extend above the bottom trim of the first-floor windows.


4) Roof materials shall be standing seam metal or thirty (30) year minimum warranty for architectural dimensional shingles with algae protection. Roofs or roof lines shall be varied in color, height, or by a visual/material break between roofs.

5) The same front elevation may not be located on dwelling units that are adjacent to each

other within the same building. Variation in the front elevation to address the foregoing requirement shall not be achieved by mirroring the façade, but it shall be accomplished by providing at least three (3) of the following architectural changes:

(a) increasing or decreasing the length of the entryway such as a stoop or front porch, (b) varying the location and/or style of a front facing gable(s), (c) alternating the color themes with respect to siding, doors, and trim, (d) providing different materials and/or siding types on at least 50% of the elevation, (e) providing a different roof type/roof line, or (f) varying the window and door fenestration.

iv. Other Development Standards: Driveways, Front Walks, Landscaping, and HVAC Screening. a. Driveways shall be constructed of brushed or stamped concrete. Front walks leading from

dwelling units to driveways shall be a minimum of four (4) feet in width and constructed of brushed or stamped concrete.

b. Front, rear, and side yards shall be sodded and irrigated. Foundation planting beds shall be required along the entire front and corner side facades of dwelling units. Foundation planting beds shall be a minimum of four (4) feet wide from the unit foundation. Planting beds shall include a minimum of three (3) medium shrubs. HVAC Units and Whole House Generators shall either be screened by landscaping or they shall be located at the rear of the dwelling units that they serve.

c. A VDOT standard sidewalk shall be provided along both sides of the street serving townhouse

units in Tract B.

v. Other Development Standards: Common Area a. Common Areas shall be provided on the Property as generally shown on the Concept Plan and

as follows: 1) Stormwater BMPs. In the event that a bioretention facility is used, the stormwater

management BMPs shall be landscaped to create an attractive design feature for Tract B.

2) Entrance Sign. A single monument-style entrance sign serving the development shall be decorative and compatible with the style of townhouse units.

3) Cluster Mail Box. A cluster box unit for mail delivery shall be provided generally as shown

on the Concept Plan. C. Tract C – Residential Single Family Use.


i. Permitted Uses. Uses permitted within Tract C shall be all uses permitted by-right or as accessory uses in a R-12 Residential District.


a. R-12 Standards Apply Unless Otherwise Provided. Except as specifically provided herein or as

shown on the Concept Plan, the zoning ordinance requirements for the R-12 Residential District shall apply to Tract C.

b. Density. The maximum number of Single Family units shall be sixty-two (62).

c. Lots. 1) Minimum Lot Area: 5,000 square feet 2) Minimum Lot Width: 52 feet

d. Building Setbacks.

1) Front yard: 20 feet 2) Side yard: 5 feet 3) Rear yard: 20 feet

e. Minimum House Sizes. The minimum gross floor area shall be 2,000 square feet for each

Single Family unit.

iii. Other Development Standards: Architecture a. The following architectural standards shall be minimum standards for all Single Family units.

1) Dwelling units shall have an architectural treatment generally consistent with those

depicted in the conceptual elevations provided in EXHIBIT C. Notwithstanding anything to the contrary that is depicted in EXHIBIT C, all garages shall use an upgraded garage door. An upgraded garage door is any door with a minimum of two (2) enhanced features. Enhanced features shall include windows, raised panels, decorative panels, arches, hinge straps or other architectural features on the exterior that enhance the entry (i.e. decorative lintels, shed roof overhangs, arches, columns, keystones, eyebrows, etc.). Flat panel garage doors are prohibited.

2) Acceptable siding materials include brick, stone, masonry, horizontal lap siding, vertical

siding, or a combination thereof. Siding is be permitted to be manufactured from cement fiber board (such as HardiePlank, HardieShingle, or HardieTrim) or may be vinyl siding or other material approved by the Planning Department. Plywood, metal, PVC, Fypon, vinyl, or other similar materials may be use for trim and accent features only. Where vinyl siding is used it shall have a minimum wall thickness of .042 inches.

3) Unit foundation treatments shall be brick or stone and shall extend a minimum of

eighteen (18) inches above final grade, but in no event shall brick or stone be required to extend above the bottom trim of the first-floor windows.

4) Roof materials shall be standing seam metal or thirty (30) year minimum warranty for

architectural dimensional shingles with algae protection. Roofs or roof lines shall be varied in color, height, or by a visual/material break between roofs.

5) Each street-facing facade of a dwelling unit located on a corner-side lot shall feature at

least two of the following enhanced features: gables, dormers, entryway details, shutters,


or other architectural features on the exterior that enhance the entry (e.g. decorative lintels, shed roof overhangs, arches, columns, keystones, eyebrows, etc.) or break up the massing of the facade (e.g., waterbands, windows, or the use of a mix of colors or materials). The main entryway to each dwelling shall feature a covered stoop or front porch.

6) The following restrictions designed to set forth minimum requirements for architectural

variety of the dwelling units constructed on the Property shall apply:

i. Dwellings with a similar front elevation may not be located adjacent to, directly across from, or diagonally across the street from each other on the same street.

ii. Variation in the front elevation to address the paragraph above shall not be achieved

by mirroring the façade, but it shall be accomplished by providing at least three (3) of the following architectural changes:

(a) varying the type of roof or roof line, such as varying the design and location of

dwelling gables and dormers as appropriate for the architectural style of the associated dwelling

(b) alternating the color themes with respect to siding, doors, and trim

(c) changing from one architectural style to another through architectural detailing consistent with a different architectural style such as Craftsman, Colonial Revival, Victorian, or variations of those styles.

(d) visually accenting a portion of the house such as a projecting room or garage walls

with brick or stone.

iv. Other Development Standards: Yards, Landscaping, Private Driveways, Front Walks, and HVAC Screening. a. Sod and Irrigation. All front yards and corner side yards shall be sodded and irrigated.

b. Foundation Planting Bed. Foundation planting is required along all dwelling facades facing a

street. Foundation planting beds shall be a minimum of four (4) feet wide measured from the dwelling unit foundation. Planting beds shall be defined with a trenched edge or suitable landscape edging material. Planting beds shall include medium shrubs spaced a maximum of four (4) feet apart. Dwelling unit corners shall be visually softened with vertical accent shrubs 4-5 feet in high at the time of planting or small evergreen trees 6-8 feet high at the time of planting.

c. HVAC Units and Whole House Generators. HVAC Units and Whole House Generators shall

either be initially screened by landscaping or they shall be located at the rear of the dwelling units that they serve.

d. Private Driveways. All private driveways serving Single Family units shall be hardscaped with

brushed concrete or asphalt. Private driveways shall not require curb and gutter.

e. Front Walks. Front walks shall be provided to each Single Family unit. Front walks shall be hardscaped with of brushed concrete, asphalt, pavers, or other hardscape materials. Front walks shall be a minimum of four (4) feet wide.


D. Tract D – Commercial Use.

i. Permitted Uses. Uses permitted within Tract D shall be all uses permitted by-right or as accessory uses in a Community Business (C-3) District.


a. C-3 Standards Apply Unless Otherwise Provided. Except as specifically provided herein or as shown on the Concept Plan, the zoning ordinance requirements for a C-3 district shall apply to Tract D.


Concept Plan


Conceptual Elevations for Apartments – Exhibit A-1


Conceptual Elevations for Two-Over-Two Units – Exhibit A-2


Conceptual Elevations for Townhouses – Exhibit B


Conceptual Elevations for Single Family Homes – Exhibit C


Applicant • Applicant’s Agent:

Kerry Hutcherson (804-516-8910) [email protected]

• Applicant’s Contact: George Emerson (804-536-5868) [email protected]

District Planning Commissioner• Gib Sloan (804-892-5633)

[email protected]

Staff• Planning Department Case Manager: Ryan Ramsey (804-751-4474) [email protected]

• Budget & Management: David Oakley (804-706-2586) [email protected]

• Community Enhancement: Carl Schlaudt (804-318-8674) [email protected]

• Environmental Engineering: Rebeccah Rochet (804-748-1028) [email protected]

• Fire & Emergency Medical Services: Anthony Batten (804-717-6167) [email protected]

• Libraries: Jennifer Stevens (804-751-4998) [email protected]

• Parks & Recreation: Janit Llewellyn (804-751-4482) [email protected]

• Police: Jim Eicher (804-318-8693) [email protected]

• Schools: Atonja Allen (804-318-8740) [email protected]

• Transportation - County Department of Transportation: Steve Adams (804-751-4461)

[email protected]

• Transportation - Virginia Department of Transportation: Willie Gordon (804-674-2907) [email protected]

• Utilities: Randy Phelps (804-796-7126) [email protected]

Case Contacts


County finance staff is responsible for managing the finances of the County and making recommendations to the County Administrator regarding the allocation of available resources for the provision of services and capital facilities to serve the citizens of the County. Finance staff will advise the County Administrator if changed economic circumstances require adjustments to the County’s budget or capital improvement program.

Review the StratIS Dashboard for additional information regarding the following topics: • Demand Indicators Report. Highlight of key community indicators and planning for future capital facilities. • Chesterfield County School Enrollment and Capacity Report. Current and past student enrollment information.

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

Budget & Management

Community Facilities and Infrastructure

Fire & Emergency Medical Services

https://www.chesterfield.gov/5003/Data-Reports

https://www.chesterfield.gov/5003/Data-Reports


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.


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

Capital Improvements The 2013 bond referendum program is complete; two schools renovated (Providence Middle School and Monacan High School), eight schools replaced (Enon, Beulah, Crestwood, Ettrick, Harrowgate, Matoaca, Reams Elementary School and Manchester Middle) and one new school constructed (Old Hundred Elementary School). The School Board FY2022 adopted Capital Improvement Plan (CIP) includes ten new and/or replacement school construction projects in four bundles that address the need to update aging facilities and add capacity throughout the county. Funding, location, sequencing and school district boundaries are still in the planning phase, final approval will be subject to voter approved bond referendum in November 2022. The five new facilities include: a new elementary school in the Matoaca/Upper Magnolia Green area, a new middle school in the Central/Eastern area, a new middle school in the Upper Magnolia Green/360W area, a new elementary school (location to be determined), and a new high school in the Matoaca/Midlothian – West area. The five existing facilities that are part of the replacement/renovation program are: A.M. Davis Elementary School, Bensley Elementary School, Grange Hall Elementary School, Falling Creek Middle School, and Midlothian Middle School. The new middle school in the Upper Magnolia Green/360W area and the reconstruction of Falling Creek Middle School were intended to be funded from the proposed 2022 bond referendum and were scheduled to open during the Fall of 2025. However, the School Board, in conjunction with the County, will seek the use of Virginia Public School Authority (VPSA) bond funding during the fall of 2022 to advance this schedule so that both facilities will open for the 2024-25 school year.

Schools


Additional information on the CIP and School Board approved new construction and major maintenance projects can be found in the financial section of the CCPS Adopted Budget for FY2022. For additional consideration, zoning applications have been filed by a few private school operators to open new facilities in Chesterfield County. Having additional educational institutions within Chesterfield could provide some capacity relief to county schools.

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