Loading...
99SN0108.PDF REQUEST ANALYSIS AND RECOMMENDATION 99SN0108 Bay Hill Development Matoaca Magisterial District West line of Hensley Road _, November 24. 1998 BS REQUEST: Rezoning from Agricultural (A) to Residential (R-12). PROPOSED LAND USE: A single family residential subdivision with a minimum lot size of 12,000 square feet is planned. The applicant has agreed to limit development to a maximum of twenty-two (22) lots, yielding a density of approximately 2.2 dwelling units per acre. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF PROFFERED CONDITIONS 1 THROUGH 8 ON PAGES 2 THROUGH 4. (NOTE: SINCE THE COMMISSION'S CONSIDERATION OF THIS CASE, PROFFERED CONDITION 9 HAS BEEN AMENDED TO INCREASE THE SQUARE FOOTAGE OF HOMES AND AN ADDITIONAL PROFFER ADDRESSING RECORDATION OF RESTRICTIVE COVENANTS HAS BEEN SUBMITTED. (PROFFERED CONDITION 10)) STAFF RECOMMENDATION Recormnend approval for the following reasons: The proposed zoning and land use conforms with the Upper Swift Creek Plan which suggests the property is appropriate for residential use of 2.2 dwelling units per acre. The proposed zoning and land use is representative of existing and anticipated area residential development. The proffered conditions address the impacts of this development on necessary capital facilities, as outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the need for schools, parks, libraries and fire stations is identified in the County's adopted Public Facilities Plan and FY 1998-2002 Capital Improvement Program and the impact of this development is discussed herein. The proffered conditions mitigate the impact on capital facilities, thereby insuring adequate service levels are maintained and protecting the health, safety and welfare of County citizens. (NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION. THE PROPERTY OWNER MAY PROFFER OTHER CONDITION& 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 (STAFF/CPC) 1. Development shall be limited to a maximum of twenty-two (22) lots. (STAFF/CPC) 2. The public water and waste water system shall be used. (STAFF/CPC) 3. The applicant, subdivider, or assignee(s) shall pay the following to the County of Chesterfield prior to the time of building permit application, for infrastructure improvement within the service district for the property, for each dwelling: $6200 per lot, if paid prior to July 17 1999; or The amount approved by the Board of Supervisors not to exceed $6819 per lot adjusted upward by any increase in the Marshall and Swift Building Cost Index between July 1, 1998, and July 1 of the fiscal year in which the payment is made if paid after June 30, 1999. In the event the cash payment is not used tbr the purpose for which proffered within 15 years of receipt, the cash shall be returned in full to they payor. (STAFF/CPC) 4. In conjunction with recordation of the first subdivision plat, the following rights of Way shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. 2 99SN0108/WP/NOV24P (STAFF/CPC) (STAFF/CPC) (STAFF/CPC a) b) Forty-five (45) feet of right of way on the west side of Hensley Road, measured from the centerline of that part of Hensley Road immediately adjacent to the property; and A ninety (90) foot wide right of way for an east/west major arterial ("West Hensley Road Extended") from Hensley Road to the western property line. The exact location of this right of way shall be approved by the Transportation Department. Direct access to Hensley Road shall be limited to West Hensley Road Extended, and no direct access shall be provided to West Hensley Road Extended. To provide an adequate roadway system, the developer shall be responsible for the following: a) b) c) d) e) Construction of two (2) lanes of West Hensley Road Extended, to VDOT urban minor arterial standards (50 mph) with modification approved by the Transportation Department, from Hensley Road to the western property line; Realignment of Hensley Road at West Hensley Road Extended to create a T-intersection, with West Hensley Road Extended and Hensley Road to the north being the major street, and Hensley Road to the south being the minor, stop-controlled street. Construction of additional pavement along Hensley Road south of the West Hensley Road Extended intersection to provide a thsee (3) lane typical section (i.e. one (i) southbound lane and two (2) northbound lanes); Construction of additional pavement along West Hensley Road Extended at the Hensley Road intersection to provide left and right turn lanes; and Dedication to Chesterfield County, free and unrestricted, any additional right of way (or easement) required for the improvement identified above. Prior to any road and drainage approval, a phasing plan for the required road improvements, as identified in Proffered Condition 6, shall be submitted to and approved by the Transportation Department. 3 99SN0108/WP/NOV24P (STAFF/CPC) 8. With the exception of timbering which has been approved by the Virginia State Deparunent of Forestry for the purpose of removing dead or diseased trees, there shall be no timbering until a land disturbance permit has been obtained from the Enviroranental Engineering Department. (STAFF) 9. The minimum gross floor area for homes shall be as follows: One-Story - 2,200 square feet Two-Story - 2,500 square feet (STAFF) 10. Prior to, or in conjunction with, recordation of a subdivision plat, the restrictive covenants recorded/'or Summerford, Section A shall be recorded for the property. GENERAL INFORMATION Location: Fronts the west line of Hensley Road, northeast of Beach Road. Tax ID 726-658-5951 (Sheet 29). Existing Zonine: A Size: 10.0 acres ExistS: Vacant Adjacent Zoning & Land Use: North - A; Vacant South ~ A; Vacant East - R-25; Single family residential or vacant West - R-12; Vacant 99SN0108/WP/NOV24P ~TIES Public Water System: There is an existing eight (8) inch water line extending along a portion of Hensley Road and serving Brandy Oaks Subdivision adjacent to the request site. In addition, there is an existing sixteen (16) inch water line along West Hensley Road in Summerford, Section A approximately 2,100 feet northwest of the request site. Use of the public water system has been proffered. (Proffered Condition 2). In concert with the continued development of Summerford and the request site, a sixteen (16) inch water line will be extended from the existing eight (8) inch water line in Hensley Road and connected to the existing sixteen (16) inch water line in West Hensley Road. Public Wastewater System: There is an existing fifteen (15) inch wastewater trunk line extending along the eastern boundary of Birkdale Subdivision Section 8, approximately 5,650 feet north of the request site. Use of the public wastewater system has been proffered. (Proffered Condition 2) V NMNA Drainage and Erosion: The majority of the property drains to the north and west through a proposed second lake in the Summerford Subdivision, an existing pond in Birkdale Subdivision and then via tributaries to Swift Creek. There are no erosion problems, but there has been a combined effort between Summerford and Birkdale, utilizing the lakes within those developments and the new stormwater culverts under North Spring Run Road, to eliminate the road flooding problems. There are no anticipated drainage or erosion problems based on the proposed development. However, the developer must retain on-site any drainage that goes to the culverts under North Spring Run Road. It may be necessary to obtain off-site easements. The applicant has proffered that, with the exception of timbering which has been approved by the Department of Forestry to remove dead or diseased trees, there will be no timbering until a land disturbance permit has been obtained from the Environmental Engineering Deparnnent (Proffered Condition 8). This will insure that proper erosion control measures are in place prior to any timbering and related land disturbance. PUBLIC FACILITIES The need for fire, school, library, park and transportation facilities is identified in the Public ~, the Thoroughfare Plan and the FY1998-2002 Capital Improvement Program. This development will have an impact on these facilities. 5 99SN0108/WP/NOV24P Fire Service: The Public Facilities Plan indicates that Emergency Services calls are expected to increase forty-five (45) percent by the year 2015. Eight (8) new fire/rescue stations are recommended for construction by the year 2015 in the Public Facilities Plan. This property is currently served by the Clover Hill Fire/Rescue Station, Company Number 7 and Manchester Rescue Squad. When the property is developed, the number of hydrants and quantity of water needed for £n:e protection will be evaluated during the plans review process. Based on twenty-two (22) residential lots, this request will generate approximately five (5) emergency calls for fire and rescue services per year. The applicant has offered measures to assist in addressing the impact of this development on these facilities (Proffered Condition 3). Schools: Approximately thirteen (13) school age children will be generated by this development. The site lies in the Grange Hall Elementary School attendance zone: capacity - 641, enrollment - 706; Bailey Bridge Middle School zone: capacity - 1,200, enrollment - 1,396; and Manchester High School zone: capacity - 2,000, enrollment - 2,258. This request will have an impact on schools. Currently there are three (3) trailers at Grange Hall Elementary; five (5) at Bailey Bridge Middle; and seventeen (17) at Manchester High. Relief is scheduled for Grange Hall in the Fall of 1999. The applicant has agreed to participate in the cost of providing for area school needs. (Prof£ered Condition 3) Libraries: The proposed development is likely to immediately affect the Clover Hill Library. The Chesterfield Coun .ty Public Facilities Plan. 1995 projects a need for additional library space in the Clover Hill service area as well as a needed to plan for a new branch in the BeactgQualla Roads area which could also serve this development. The applicant has offered measures to assist in addressing the impact of this development on these facilities. (Proffered Condition 3) Parks and RecL~ation: The Public Facilities Plan identifies the need t~)r two (2) new regional parks. In addition, there is currently a shortage of community park acreage in the Northern Area. The Public Facilities Plan identifies a need for 120 acres of community park space by 2015. Thc 6 99SN0108/WP/NOV24P applicant has offered measures to assist in addressing the impact of this proposed development on these facilities. (Proffered Condition 3) Transportation: The applicant has proffered a maximum density of twenty-two (22) lots (Proffered Condition I). Based on single fmrfily trip rates, development could generate approximately 260 average daily trips. These vehicles will be distributed along Hensley Road which had a 1996 traffic count of 751 vehicles per day. The Thoroughfare Plan identifies Hensley Road as a major arterial with a recommended right of way width of ninety (90) feet. The Plan also identifies an east/west major arterial (West Hensley Road Extended) with a recommended right of way width of ninety (90) feet, extending from Hensley Road, west, through the property. The applicant has proffered to dedicate forty-five (45) feet of right of way measured from the centerline of Hensley Road, and a ninety (90) foot wide right of way ibr West Hensley Road Extended through the property in accordance with that Plan. (Proffered Condition 4) Direct access to major arterials, such as Hensley Road and West Henley Road Extended, should be controlled. The applicant has proffered that direct access to Hensley Road will be limited to West Hensley Road Extended, and no direct access will be provided to West Hensley Road Extended (Proffered Condition 5). A tentative subdivision plan has been approved for the adjacent residential property to the west (Summerford). The approved tentative includes a public road right of way along the west boundary of the subject property. Access for development of the subject property will be provided through that right of way to West Hensley Road Extended. Mitigating road improvements must be provided to address the traffic impact of this development. The applicant has proffered to: 1) construct two (2) lanes of West Hensley Road Extended through the property; 2) realign Hensley Road at West Hensley Road Extended to create a T- intersection; 3) construct additional pavement along Hensley Road at the West Hensley Road Extended intersection to provide a three (3) lane typical section; and 4) construct additional pavement along West Hensley Road Extended at the Hensley Road intersection to provide left and right turn lanes. (Proffered Condition 6) The Thoroughfare Plan identifies the need to improve existing roads, as well as construct new roads to accommodate growth. Area roads need to be improved to address safety and accommodate the increase in traffic generated by this development. The applicant has proffered to contribute cash towards mitigating this impact. (Proffered Condition 3) At time of tentative subdivision review, specific recommendations will be provided regarding stub road rights of xvay to adjacent properties. 7 99SN0108/WP/NOV24P Financial Impact on Capital Facilities: PER UNIT Potential//New Dwelling Units I 22* 1.00 Population Increase 61.38 2.79 Number New Students Elementary 5.98 0.27 Middle 2.93 0.13 High 3.34 0.15 Total 12.25 0.56 Net Cost for Schools 71,280 3,240 Net Cost for Parks 16,060 730 Net Cost for Libraries 6,974 317 Net Cost for Fire Stations 6,204 282 Average Net Cost Roads 44,594 2,027 Total Net Cost 145,112 6,596 *Based on a proffered maximum of 22 lots. (Proffered Condition 1 As noted, this proposed development will have an impact on capital facilities. Staff has calculated the fiscal impact of every new dwelling uait on schools, roads, parks, libraries, and fire stations at $6,596 per unit. The applicant has been advised that a maximum proffer of $6200 per unit would defray the cost of the capital facilities necessitated by the proposed development. Consistent with the Board of Supervisors' policy, and proffers accepted from other applicants, the applicant has offered cash 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. 8 99SN0108/WP/NOV24P LAND USE Comprehensive Plan: Lies within the boundaries of the Upper Swift Creek Plan which suggests the property is appropriate for residential use at a density of 2.2 dwelling units per acre. Single-family residential development is expected to continue in the area. Area Development Trends: While adjacent properties to the north and south are zoned Agricultural (A) and are currently vacant, the Plan suggests and anticipates these properties developing for single- family residential uses. Adjacent property to the east is zoned and developed for single- family residential use in Brandy Oaks Subdivision or remains vacant. Property to the west is zoned residentially and is currently vacant, but is expected to be developed as part of Summerford Subdivision. Site Design: As noted in the Transportation section, the development of the subject property will accommodate the extension of an east/west road (West Hensley Road Extended) from the existing Summerford Development to Hensley Road. Since both roads are designated as major arterials, the Subdivision Ordinance will require that lots not front these roads. Restrictive Covenants: The applicant has agreed to record the same restrictive covenants as recorded for Summerford, Section A. It should be noted that the County will not be responsible for enforcement of the covenants, only that the covenants be recorded. CONCLUSIONS The proposed zoning and land use conforms with the Upper Swift Creek Plan which suggests the property is appropriate for residential use at a density of 2.2 dwelling units per acre, and is representative of existing and anticipated area residential development. In addition, the proffered conditions address the impacts of this development on necessary capital facilities, as outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the need for schools, parks, libraries and fn:e stations is identified in the County's adopted Public Facilities Plan and FY 1998- 2002 Capital Improvement Program and the impact of this development is discussed herein. The proffered conditions irfitigate the impact on capital facilities, thereby insuring adequate service levels are maintained and protecting the health, safety and welfare of County citizens. Given these considerations, approval of this request is recommended. 9 99SN0108/WP/NOV24P CASE HISTORY Applicant (9/11/98): The applicant submitted Proffered Condition 9 relative to house sizes. Planning Commission Meeting (9/15/98): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended approval of this request and acceptance of Proffered Conditions 1 through 8 on pages 2 through 4. AYES: Unanimous. Applicant (10/28/98): The applicant submitted a revised Proffered Condition 9 increasing the square footage of homes from 1,750 for one-story and 2,200 for two-story to 2,200 and 2,500, respectively. This proffer was not subm/tted prior to advertisement of the case. It will be necessary to suspend the Board's procedures should they wish to consider the revised proffer. Board of Supervisors' Meeting (10/28/98): The Board deferred this case to their November 24, 1998, public hearing to allow the applicant an opportunity to consider addressing the recordation of restrictive covenants. Staff (10/29/98): The applicant was advised in writing that any significant new or revised information should be submitted no later than November 3, 1998, for consideration at the Board's November 24, 1998, meeting. 10 99SN0108/WP/NOV24P Applicant (11/9/98): The applicant submitted Proffered Condition 10, as reflected herein. The Board of Supervisors, on Tuesday, November 24, 1998, begi~ming at 7:00 p.m., will take under consideration this request. 11 99SN0108/WP/NOV24P SUMMERFORD N ~RANDY OAKS BEACH Z: A TO R-I: iH. 29 R ~-25 ROUTE 360 COUNTY THOROUGHFARE PLAN ~qsNoloS-I I I I I I 99SN0108 In Matoaca Magisterial District, BAY HILL DEVELOPMENT requested rezoning and amendment of zoning district map from Agricultural (A) to Residential (R 12). A single family residential subdivision with a minimum lot size of 12,000 square feet is planned. Residential use of up to 3.63 units per acre is permitted in a Residential (R 12) District. The applicant has proffered to limit development to a maximum of 2.2 units per acre. The Comprehensive Plan suggests the property is appropriate for residential use of 2.2 units per acre. This request lies on 10.0 acres fronting approximately 500 feet on the west line of Hensley Road, approximately 4,900 feet northeast of Beach Road. Tax ID 726 658 5951 (Sheet 29). Mr. Poole presented a summary of Case 99SN0108 and stated that the Planning Commission and staff recommend approval and acceptance of the proffered conditions. He noted that the request conforms to the Upper Swift Creek Plan. Mr. Andrew Scherzer, representing the applicant, stated that the recommendation is acceptable. Ms. Faye Ragle, President of the Summerford Homeowners Association, stated that the Summerford residents support approval of the proposed request and expressed appreciation to the Board and staff for their support. On motion of Mrs. Humphrey, seconded by Mr. Warren, the Board approved Case 99SN0108 and accepted the following proffered conditions: 1 Development shall be limited to a maximum of twenty two (22) lots. 2 The public water and waste water system shall be used. 3 The applicant, subdivider, or assignee(s) shall pay the following to the County of Chesterfield prior to the time of building permit application, for infrastructure improvement within the service district for the property, for each dwelling: a. $6200 per lot, if paid prior to July 1, 1999; or b. The amount approved by the Board of Supervisors not to exceed $6819 per lot adjusted upward by any increase in the Marshall and Swift Building Cost Index 11/24/98 98 871 between July 1, 1998, and July 1 of the fiscal year in which the payment is made if paid after June 30, 1999. In the event the cash payment is not used for the purpose for which proffered within 15 years of receipt, the cash shall be returned in full to they payor. In conjunction with recordation of the first subdivision plat, the following rights of Way shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. a) Forty five (45) feet of right of way on the west side of Hensley Road, measured from the centerline of that part of Hensley Road immediately adjacent to the property; and b) A ninety (90) foot wide right of way for an east/west major arterial ('~West Hensley Road Extended") from Hensley Road to the western property line. The exact location of this right of way shall be approved by the Transportation Department. Direct access to Hensley Road shall be limited to West Hensley Road Extended, and no direct access shall be provided to West Hensley Road Extended. To provide an adequate roadway system, the developer shall be responsible for the following: a) Construction of two (2) lanes of West Hensley Road Extended, to VDOT urban minor arterial standards (50 mph) with modification approved by the Transportation Department, from Hensley Road to the western property line; b) Realignment of Hensley Road at West Hensley Road Extended to create a T intersection, with West Hensley Road Extended and Hensley Road to the north being the major street, and Hensley Road to the south being the minor, stop controlled street. c) Construction of additional pavement along Hensley Road south of the West Hensley Road Extended intersection to provide a three (3) lane typical section (i.e. one (1) southbound lane and two (2) northbound lanes); d) e) 11/24/98 Construction of additional pavement along West Hensley Road Extended at the Hensley Road intersection to provide left and right turn lanes; and Dedication to Chesterfield County, free and 98 872 1© Nays: unrestricted, any additional right of way (or easement) required for the improvement identified above. Prior to any road and drainage approval, a phasing plan for the required road improvements, as identified in Proffered Condition 6, shall be submitted to and approved by the Transportation Department. With the exception of timbering which has been approved by the Virginia State Department of Forestry for the purpose of removing dead or diseased trees, there shall be no timbering until a been obtained from the Department. land disturbance permit has Environmental Engineering The minimum gross floor area for homes shall be as follows: One Story 2,200 square feet Two Story 2,500 square feet Prior to, or in conjunction with, recordation of a subdivision plat, the restrictive covenants recorded for Summerford, Section A shall be recorded for the property. Humphrey, Warren, Barber, Daniel, and McHale. 11/24/98 98 873