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July 30, 2008 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
08SN0213
Swift Creek Holdings, LLC
Matoaca Magisterial District
Alberta Smith Elementary; Bailey Bridge Middle; and Manchester High Schools Attendance
Zones
North line of Quailwood Road
RE VESTS: I. Rezoning from Agricultural (A) to Residential (R-12) plus Conditional
Use Planned Development to permit exceptions to Ordinance
requirements.
II. Waiver to street connectivity requirements to Quailwood Road.
PROPOSED LAND USE:
A residential multifamily condominium development is proposed. Development of this
property in conjunction with the surrounding Residential (R-12) properties, which are
zoned for a mix of residential uses to include condominiums, is anticipated. The
applicant has agreed to limit development of this parcel to a density of 2.2 dwelling units
per acre, yielding approximately four (4) dwelling units. (Proffered Condition 4)
PLANNING COMMISSION RECOMMENDATION
RECOMMENDS APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS
ON PAGES 2 AND 3.
(NOTE: SINCE THE COMMISSION'S CONSIDERATION OF THIS CASE, THE
PROFFERED CONDITIONS HAVE BEEN AMENDED. THOSE AMENDMENTS ARE
SHOWN WITH "STRIKES" AND "UNDERLINES" IN PROFFERS.)
Providing a FIRST CHOICE community through excellence in public service
STAFF RECOMMENDATION
Re uest I: Recommend approval of the rezoning for the following reasons:
A. The proposed zoning and land uses conform to the Upper Swift Creek
Plan which suggests the property is appropriate for residential use of 2.2
units per acre or ess.
B. The proffered conditions mitigate the impacts on capital facilities thereby
insuring adequate service levels are maintained and protecting the health,
safety and welfare of County citizens.
Re uest II: Recommend approval of the waiver to street connectivity to Quailwood Road for
the following reason:
The subject property will become part of the overall development plan for the
adjacent R-12 properties. At the time of zoning, these adjacent properties were
relieved of making a road connection to Quailwood Road. As such, a waiver to
access Quailwood Road for the four (4) proposed dwelling units would be
appropriate.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. THE CONDITIONS NOTED WITH "STAFF/CPC" WERE
AGREED UPON BY BOTH STAFF AND THE COMMISSION. CONDITIONS WITH ONLY
A "STAFF" ARE RECOMMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A
"CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING
COMMISSION.)
PROFFERED CONDITIONS
The property owner and applicant in this rezoning 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, proffer that the property under consideration will be developed
according to the following proffers if, and only if, the rezoning request submitted herewith is
granted with only those conditions agreed to by the owner and applicant. In the event this
request is denied or approved with conditions not agreed to by the owner and applicant, the
proffers shall immediately be null and void and of no further force or effect. The property under
consideration shall be developed in conjunction with the adjacent properties subject to Case
06SN0234.
(STAFF/CPC) 1. Master Plan. The Textual Statement dated May 8, 2008 shall be
the Master Plan. (P)
(STAFF/CPC) 2. Timberin .Except for the timbering approved by the Virginia
State Department of Forestry for the purpose of removing dead or
diseased trees, there shall be no timbering on the Property until a
2 08SN0213 JUL30-BOS-RPT
land disturbance permit has been obtained from the Environmental
Engineering Department and the approved devices have been
installed. (EE)
(STAFF) 3. Cash Proffer. For each dwelling unit developed, the applicant,
subdivider, or assignee(s) shall pay the following to the County of
Chesterfield prior to the issuance of a building permit for each
dwelling for infrastructure improvements within the service district
for the Property:
a. X19 $18,080 per dwelling unit if paid prior to July 1, ~
2009; or
b. Z~A n, ~ nr\v~rn~~A~ ~~~ CIYp ~n n~ C, rr ~n~
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If paid after June 30, 2009, $18,080 adjusted annually in
accordance with the Cash Proffer Policy.
Cash proffer payments shall be spent for purposes proffered or as
otherwise permitted by law.
Should Chesterfield County impose impact fees at any time during
the life of the development that are applicable to the Property, the
amount paid in cash proffers shall be in lieu of or credited toward,
but not in addition to, any impact fees, in a manner as determined
by the county. (B&M)
(STAFF/CPC) 4. Density. The total number of residential dwelling units on the
Property shall not exceed 2.2 residential units per acre. (P)
GENERAL INFORMATION
Location:
North line of Quailwood Road, west of Bailey Bridge Road. Tax ID 733-672-8988.
Existing Zoning:
A
Size:
2.1 acres
3 08SN0213 JUL30-BOS-RPT
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North, East, South and West - R-12 with Conditional Use Planned Development; Vacant
T TTTT .TTTF C
Public Water System:
There is an existing eight (8) inch water line extending along a portion of Hollyview
Parkway in Spring Trace Subdivision, Section G, that terminates approximately 2,400
feet south of the request site. In addition, an eight (8) inch water line extends along
Cameron Bay Drive in Cameron Bay Subdivision, Section E, and terminates
approximately 1,300 feet east of this site. Use of the public water system is required by
County Code.
Public Wastewater System:
This site is within the Swift Creek drainage basin. A thirty (30) inch wastewater trunk
line extends along Swift Creek approximately 1,800 feet northwest of the request site.
Use of the public wastewater system is required by County Code.
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the northwest through a tributary to middle Swift Creek
and then via middle Swift Creek to the Appomattox River. The property is wooded and,
as such, should not be timbered without obtaining a land disturbance permit from the
Department of Environmental Engineering. This will insure that adequate erosion control
measures are in place prior to any land disturbance activity. (Proffered Condition 2)
PUBLIC FACILITIES
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 Capital
Improvement Program and further detailed by specific departments in the applicable sections of
this request analysis.
Fire ~ervice~
The Public Facilities Plan indicates that fire and emergency medical service (EMS) calls
are expected to increase forty-four (44) to seventy-eight (78) percent by 2022. Six (6)
new fire/rescue stations are recommended for construction by 2022 in the Plan. In
4 08SN0213 JUL30-BOS-RPT
addition to the six new stations, the Plan also recommends the expansion of five (5)
existing stations. Based on four (4) dwelling units, this request will generate
approximately one (1) call for fire and emergency medical service each year. The
applicant has addressed the impact on fire and EMS. (Proffered Condition 3)
The Clover Hill Fire Station, Company Number 7, and Manchester Volunteer Rescue
Squad currently provide fire protection and emergency medical service. When the
property is developed, the number of hydrants, quantity of water needed for fire
protection, and access requirements will be evaluated during the plans review process.
Schools:
Approximately two (2) students will be generated by this development. This site lies in
the Alberta Smith Elementary School attendance zone: capacity - 674, enrollment - 765;
Bailey Bridge Middle School zone: capacity -1,521, enrollment -1,623; and Manchester
High School zone: capacity - 2,107, enrollment - 2,033. The enrollment is based on
October 1, 2007 and the capacity is as of 2006-2007.
This request will have an impact on the elementary and middle school involved. There
are currently eight (8) trailers at Alberta Smith and five (5) at Manchester
High.Tomahawk Creek Middle School is scheduled to open this fall. This school will
provide relief for Bailey Bridge Middle, Midlothian Middle and Swift Creek Middle.
This area of the county continues to experience growth and this school will provide much
needed space.
This case combined with other residential developments and zoning cases in the area, will
continue to push these schools over capacity, necessitating some form of relief in the
future. The applicant has addressed the impact of the development on schools. (Proffered
Condition 3)
T,ihrarie~~
Consistent with Board of Supervisors' policy, the impact of development on library
services is assessed County-wide. Based on projected population growth, the Public
Facilities Plan identifies a need for additional library space throughout the County.
Development of property noted in this case could affect either the existing Clover Hill
Library or a proposed new facility in the vicinity of Beach and Winterpock Roads. The
Plan identifies a need for additional library space in this area. The applicant has
addressed the impact of the development on libraries. (Proffered Condition 3)
Parks and Recreation:
To date, no information has been received from the Parks and Recreation Department.
5 08SN0213 JUL30-BOS-RPT
Transportation:
The property (2.1 acres) is currently zoned Agricultural (A), and the applicant is requesting
rezoning to Residential (R-12). The applicant has proffered a maximum density of 2.2
residential units per acre, which allows four (4) units to be developed on the property
(Proffered Condition 4). Based on single-family trip rates, development could generate
approximately sixty (60) average daily trips. These vehicles will be initially distributed along
Bailey Bridge Road, which had a 2008 traffic count of 13,025 vehicles per day.
The traffic impact of this development must be addressed. Area roads need to be improved to
address safety and accommodate the increase in traffic generated by this development. Bailey
Bridge Road will be directly impacted by development of this property. Sections of Bailey
Bridge Road, between Claypoint Road and Deer Run Drive, have nineteen (19) to twenty-
one (21) foot wide pavement with minimal shoulders, and substandard horizontal and vertical
curves. That section of Bailey Bridge Road is at capacity (Level of Service E) for the volume
of traffic it carries (13,025 VPD).
The applicant has proffered to contribute cash, in an amount consistent with the Board of
Supervisors' Policy, towards mitigating the traffic impact of the development (Proffered
Condition 3). As development continues in this part of the county, traffic volumes on area
roads will substantially increase. Cash proffers alone will not cover the cost of the
improvements needed to accommodate the traffic increases. The current Six-Year
Improvement Plan includes a project to reconstruct, as a two-lane road, Bailey Bridge Road
from Claypoint Road to Manchester High School. This project is scheduled for construction
in Summer 2010, but could be delayed based on State funding.
The Virginia Department of Transportation's (VDOT) "Chapter 527" regulations, dealing
with development Traffic Impact Study requirements, have recently been enacted. At this
time, it is uncertain what impact VDOT's regulations will have on the development process
or upon zonings approved by the county. The applicant has indicated that a Chapter 527
Traffic Study is not required for this zoning request.
6 08SN0213 JUL30-BOS-RPT
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 4~ 1.00
Population Increase 10.76 2.69
Number of New Students
Elementary 0.8 8 0.22
Middle 0.44 0.11
High 0.64 0.16
TOTAL 1.96 0.49
Net Cost for Schools 32,592 $8,148
Net Cost for Parks 4,520 1,130
Net Cost for Libraries 1,016 254
Net Cost for Fire Stations 2,224 556
Average Net Cost for Roads 55,484 13,871
TOTAL NET COST $95,836 $23,959
~ Based on a proffered maximum of 2.2 residential units per acre. (Proffered Condition) The
actual number of units and the corresponding impact may vary.
As noted, this proposed development would have an impact on capital facilities. At the time that
this rezoning application was submitted, the calculated fiscal impact of every new dwelling unit
on schools, roads, parks, libraries, and fire stations was $15,648 per unit. Effective July 1, 2008
the maximum per-dwelling-unit cash proffer was increased to $18,080. The applicant has been
advised that a maximum cash proffer of $18,080 per unit would defray the cost of the capital
facilities necessitated by this proposed development. Consistent with the Board of Supervisors'
policy, and proffers accepted from other applicants, the applicant has offered $18,080 per
dwelling unit to assist in defraying the cost of this proposed zoning on such capital facilities.
(Proffered Condition 3)
Note that circumstances relevant to this case, as presented by the applicant, have been reviewed
and it has been determined that it is appropriate to accept the maximum cash proffer in this case.
T , ANn T IMF.
Comprehensive Plan:
On June 25, 2008, the Board of Supervisors adopted amendments to the Upper Swift
Creek Plan. These amendments addressed levels of service standards for schools, fire
7 08SN0213 JUL30-BOS-RPT
and emergency services; road infrastructure needs; water quality; and a growth
management boundary.
This application was filed prior to the Board's adoption of the amended Plan. As such,
staff's evaluation of this request is based upon the previous Upper Swift Creek Plan in
effect prior to these amendments. This previous Plan suggests the property is appropriate
for residential use of 2.2 units per acre or less.
Area Development Trends:
Surrounding properties are zoned Residential (R-12) with Conditional Use Planned
Development to permit a mix of residential uses, to include single family, condominiums
and cluster homes, along with supporting recreational uses (Case 06SN0234). It is
anticipated that the subj ect property will be incorporated into the condominium portion of
this adjacent development.
Dew:
Proffered Condition 4 limits the development to a density of 2.2 dwelling units per acre,
yielding approximately four (4) dwelling units.
Site Design:
The Textual Statement addresses standards for the proposed condominium development
to include units per building, building height, architectural treatment, lot coverage and
setbacks, as well as provisions for sidewalks, buffers, recreational facilities, focal point,
street trees and garage treatment. (Proffered Condition 1)
The requirements offered for the condominium project are consistent with those typically
required by the Commission and Board on similar projects recently approved.
Street Connectivity:
An exception to the "Residential Subdivision Connectivity Policy" is requested so as to
preclude any road connection to Quailwood Road. In addition to promoting fire and
emergency services safety, subdivision road connections provide interconnectivity
between developments thereby reducing congestion along collector and arterial roads and
providing a convenient and safe access to neighboring properties.
In conjunction with the rezoning of the surrounding R-12 properties (Case 06SN0234),
the Board, upon a favorable recommendation by the Commission, granted a similar
waiver, thereby not requiring a road connection to Quailwood Road. As such, given that
the subject property will become part of the overall development plan for the adjacent R-
12 properties, a waiver to access Quailwood Road for the four (4) proposed dwelling
units would be appropriate.
8 08SN0213 JUL30-BOS-RPT
CONCLUSIONS
The proposed zoning and land uses conform to the Upper Swift Creek Plan which suggests the
property is appropriate for residential use of 2.2 units per acre or less. Further, the proffered
conditions mitigate the impacts on capital facilities thereby insuring adequate service levels are
maintained and protecting the health, safety and welfare of County citizens.
The subject property will become part of the overall development plan for the adjacent R-12
properties. At the time of zoning, these adjacent properties were relieved of making a road
connection to Quailwood Road. As such, a waiver to access Quailwood Road for the four (4)
proposed dwelling units would be appropriate.
Given these considerations, approval of these requests is recommended.
CASE HISTORY
Planning Commission Meeting (6/17/08:
The applicant accepted the recommendation. There was no opposition present.
On a motion of Mr. Bass, seconded by Mr. Hassen, the Commission recommended
approval of the rezoning and acceptance of the proffered conditions on pages 2 and 3.
AYES: Messrs. Gulley, Bass, Brown, Hassen and Waller.
On a motion of Mr. Bass, seconded by Mr. Waller, the Commission recommended
approval of the waiver to Street Connectivity requirements.
AYES: Messrs. Gulley, Bass, Brown, Hassen and Waller.
Applicant (6/27/08):
Revised proffered conditions were submitted.
The Board of Supervisors, on Wednesday, July 30, 2008, beginning at 6:30 p.m., will take under
consideration this request.
9 08SN0213 JUL30-BOS-RPT
TEXTUAL STATEMENT
May 8 2008
This is a request to rezone 2.1 acres of the Property (Tax ID 733-672-8988) under consideration
to R-12 with a Conditional Use Planned Development (CUPD) that will permit development of a
condominium community. Except as qualified herein, active and passive recreation uses shall be
permitted throughout the property. In addition, the following uses as more fully defined below
shall also be permitted.
1. Common Areas. Common areas and ownership of property shall be regulated by Section
19-559 of the County Zoning Ordinance.
2. Number of Units Per Building. No more than ten (10) dwelling units shall be permitted
in any one building.
3. Lot Coverage. All buildings, including accessory buildings, shall not cover more than
forty (40) percent of the Tract or area devoted to the condominium development.
4. Building Height. The maximum height of all buildings and structures shall be three (3)
stories or forty (40) feet, whichever is less.
5. Architectural Appearance. The architectural appearance and materials of buildings
containing not more than four (4) units shall be similar to the elevations attached as
Exhibits A, B, 0, P and Q and employ the following materials: brick veneer,
composition siding, or vinyl siding having a minimum thickness of 0.042 mils, or a
combination of the foregoing, and 20 year asphalt shingles, or shall be of at least similar
quality, as determined by the Planning Director at time of site plan review. The
architectural appearance and materials of buildings containing more than four (4) units
shall be similar to the elevations attached Exhibits C, D, E, 0, P and Q and employ the
following materials: brick veneer, composition siding, or vinyl siding having a minimum
thickness of 0.042 mils, or a combination of the foregoing, and 20 year asphalt shingles,
or shall be of at least similar quality, as determined by the Planning Director at time of
site plan review.
6. Building Setbacks from Roads and Driveways. All structures shall be set back a
minimum of ten (10) feet from interior roads and driveways, provided that no setback
shall be required from driveways that serve garages or parking spaces of individual
dwelling units and do not provide general circulation within the condominium
development ("Individual Driveways"). All structures shall be set back at least fifteen
(15) feet from any parking space and a minimum of fifty (50) feet from the ultimate right
of way of any collector road external to the condominium development.
7. Building Setbacks from Perimeter of Tract. All structures shall be setback a minimum of
fifty (50) feet from the perimeter of the area devoted to condominium development. All
Page 1 of 3
perimeter yards shall be planted per the requirements of Perimeter Landscaping C of the
Zoning Ordinance.
8. Distance Between Buildings. The minimum distance between buildings shall be thirty
(30) feet.
9. Driveway and Parkin. Setbacks. All driveways and parking areas shall be setback a
minimum of fifteen (15) feet from the right-of way of any existing or proposed right-of
way except that the setback adjacent to any collector road external to the condominium
development shall be fifty (50) feet.
10. Sidewalks. Sidewalks shall be provided that facilitate pedestrian access within the
overall development, to the recreational areas serving the development, and to the overall
project. The exact location and design of the sidewalks shall be determined by the
County at the time of site plan review; provided, however, that, unless otherwise
approved by the Planning Director at time of site plan approval upon a determination that
an alternative system will accomplish the spirit and intent of this requirement, sidewalks
shall be installed on those portions of both sides of all roads that have condominiums
fronting the road, but not along Individual Driveways.
11. Curb and Gutter. Roads, driveways (with the exception of Individual Driveways), and
parking areas shall have concrete curbs and gutters unless it is determined at the time of
site plan review that the curbs and gutters are not necessary to effect proper drainage or to
control traffic.
12. Driveway. Driveways shall have a minimum pavement width of twenty four (24)
feet, provided that driveways that provide the primary access directly to a public road
shall have a minimum pavement width of thirty (30) feet. Individual Driveways serving
not more than four (4) dwellings shall have a minimum pavement width of seventeen (17)
feet; provided, however, the pavement width of any driveway designated as a fire lane in
connection with site plan review shall not be less than twenty (20) feet.
13. Recreation Area. A minimum of one and one-half (1.5) acres included within, or
conveniently accessible to, each condominium development shall be provided for suitable
active and passive outdoor recreational use by the occupants. A minimum of 0.75 acres of
open space/recreation area shall be located and positioned to provide a "focal point" as
one enters each condominium development. Part of this area shall be "hardscaped" and
have benches and other amenities that accommodate and facilitate outdoor gatherings.
This area shall be developed concurrently with the development of the first phase of each
condominium development, and its exact design and location approved at the time of site
p an review.
14. Restriction on Children's Play Facilities. The common area recreational amenities shall
not include playground equipment, play fields or other facilities primarily associated with
children's play. Adult facilities including, but not limited to, swimming pools, putting
greens or shuffleboard may be permitted.
Page 2 of 3
15. Street Trees. Street trees shall he planted or retained along each side of roads and
driveways except for Individual Driveways. The exact spacing, species and size shall be
approved at the time of site plan review.
16. Buffer. A fifty (50) foot buffer shall be maintained adjacent to any public road which is a
maj or arterial, and athirty-five (3 5) foot buffer shall be maintained adj acent to any public
road that is an internal collector road. Such buffers shall comply with the requirements of
of the Zoning Ordinance and maybe inclusive of the Perimeter Landscape requirements
identified in Condition 7. At the time of site plan review, the width of this buffer maybe
modified if it is determined that adequate landscaping or other treatment to minimize the
impact of adjacent roads on residences can be accomplished in a lesser width. The exact
treatment of the buffer area shall be approved at the time of site plan review. This buffer
area shall be maintained as common open space.
17. Garages. Any front-loaded garages shall be located no closer to the street than the front
facade of the dwelling unit.
SWIFT CREEK HOLDINGS, LLC,
a Virginia limited liability company
By:
James W. Theobald, Attorney-in-Fact
Date: May 8, 2008
#1986772 vl 018678.00925
Page 3 of 3
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