99SN0266.pdfJuly 28, 1999 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
99SN0266
James Hubbard
Matoaca Magisterial District
East line of Stigall Drive
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 forty-
eight (48) lots, yielding a density of approximately 1.77 dwelling units per acre.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
AYES: MESSRS. MILLER, CUNNINGHAM, MARSH AND SHEWMAKE.
ABSENT: MR. GULLEY.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land use conforms with the Northern Area Land Use and
Transportation Plan which suggests the property is appropriate for residential use of
1.51 to 4.0 dwelling units per acre.
The proposed zoning and land use is representative of existing and anticipated area
residential development.
The proffered condkions 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 1999-2003 Capital Improvement Program and
the impact of this development is discussed herein. The proffered conditions
adequately mkigate the impact on capital facilities, thereby insur'mg 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 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
(STAFF/CPC)
1. The public water and wastewater systems shall be used.
(STAFF/CPC) 2.
Except for timber'mg approved by the Virginia State Depamnent of
Forestry for the purpose of removing dead or diseased trees, there
shall be no timber'mg on the Property until a land disturbance permit
has been obtained from the Environmental Engineer'mg Depamnent
and the approved devices have been installed.
(STAFF/CPC) 3.
The site shall be designed such that no impervious areas sheet flows
through Clifton Farms Subdivision to the south.
(STAFF/CPC)
4. Access shall be limited to Stigall Drive only.
(STAFF/CPC)
5. Development shall be limited to a maximum of forty-eight (48) lots.
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(STAFF/CPC)
The applicant, subdivider, or assignee(s) shall pay the following to the
County of Chesterfield prior to the issuance of building permit for
infrastructure improvements within the service district for the
property:
a. $6200 per dwelling unit, if paid prior to July 1, 1999; or
The amount approved by the Board of Supervisors not to
exceed $6200 per dwelling unit 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 for the purpose for which proffered
within 15 years of receipt, the cash shall be returned in full to the payor.
(STAFF/CPC)
7. The minimum gross floor area for dwellings shall be:
one story - 1,300 square feet
more than one story - 1,850 square feet.
GENERAL INFORMATION
Location:
Fronts the east line of Stigall Drive, north of Brandenburg Drive and lies at the southern
terminus of Blind Trap Lane. Tax ID 745-681-0951 (Sheets 10 and 16).
Existing Zoning:
A
Size:
27.1 acres
Existing Land Use:
Vacant
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Adjacent Zoning & Land Use:
North - A and R-9: Single family residential or vacant
South - A and R-15; Single family residential or vacant
East - R-9; Single family residential
West - R-12, R-9 and A; Single family residential or vacant
UTILITIES
Public Water System:
There is an existing eight (8) inch water line extending along the west side of Stigall Drive.
In addition, there is an existing six (6) inch water line along Blind Trap Lane in Hunters
Landing Subdivision and ending approximately eighty (80) feet northeast of the request site.
Use of the public water system is intended and has been proffered. (Proffered Condition 1)
The request site is situated on the boundary between two (2) pressure zones; therefore,
variations in available water pressure may be experienced. Depending upon which existing
line is extended, pressure for domestic usage may be in the lower end of the acceptable range
at higher elevations.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector extending along the western boundary
of the request site. In addition, there is an existing eight (8) inch wastewater collector north
of Snare Court, in Hunters Landing Subdivision and approximately 300 feet east of the
request site. The southeast portion of the request site may require service from the
wastewater line in the vicinity of Snare Court. Use of the public wastewater system is
intended and has been proffered. (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The majority of the site is wooded and much of the site (approximately 60 percent) drains to
the west and then to the south through Clifton Farms Subdivision. The remaining portion of
the property drains to the southeast through Clifton Farms Subdivision. The affected lots in
Clifton Farms were recorded prior to the requirement for drainage plans and, therefore, may
experience drainage problems if water from impervious areas of this development is allowed
to drain through existing lots on Moravia Road. The applicant has agreed to design the site
so that no impervious areas will sheet flow through Clifton Farms Subdivision. (Proffered
Condition 3)
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plicant has proffered that, with the exception of timber'mg, which has been approved
b the Depamnent of Forestry to remove dead or diseased trees, there will be no timber'mg
until nd disturbance permit has been obtained from the Environmental Engineer'mg
amnent (Proffered Condition 2). This will insure that proper erosion control measures
are in place prior to any timber'mg and related land disturbance.
The need for fke, school, library, park and transportation facilities is identified in the
Plan, Thoroughfare Plan and the
TNs
Fire Service:
Public Facilities Plan
forty-five (45) percent by year 2015. Eight (8)
construction by the year 2015 in the Public Facilities Plan
e
This property is currently served by the Swift Creek Fire/Rescue Station, Company Number
property is developed, the number of hydrants
and antity of water needed for fire protection will be evaluated during the plans review
Also, access into the subdivision for emergency equipment will be addressed i
detail during the review of the aforementioned plans.
Based on forty-eight (48) dwelling units, this
emergency calls for fire and rescue services per year. The applicant has offered measures to
addressing the impact of this development on these facilities. ~Proffered Condition
6)
Approximately twenty-seven (27) schoo
The ske lies in the Crenshaw Elementary School attendance zone: capactty- 775, enrollment
866; Bailey Bridge Middle School zone: capacity - 1,200, enrollment - 1,390; an
Manchester High School zone: capacity - 2,000, enrollment - 2,258.
This st will have an impact on area schools. There are currently seven (7) trailers at
trailers at Bailey Bridge Middle; and seventeen (17) trailers
at offered measures to assist in addressing the impact
of this development on school facilkies. (Proffered Condkion 6)
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Libraries:
Consistent with Board of Supervisors' policy, the impact of development on library services
is assessed Countywide. Based on projected population growth, the Public Facilities Plan
(1995) identifies a need for additional library space throughout the County. Taking into
account the addkional space provided by two (2) currently funded projects, the new LaPrade
and Chester Libraries, there is still a projected need for 55,000 additional square feet of
library space Countywide by 2015. The Plan specifically identifies a need for additional
library space in the vicinity of Genito Road and Powhite Parkway to relieve the demand in the
Midlothian and Clover Hill service areas. The applicant has offered measures to assist in
addressing the impact of this development on library facilities. (Proffered Condition 6)
Parks and Recreation:
The Public Facilities Plan identifies the need for 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. The
applicant has offered measures to assist in addressing the impact of this proposed
development on these facilities. (Proffered Condition 6)
Transportation:
The applicant has proffered that a maximum of forty-eight (48) lots will be developed on the
property (Proffered Condition 5). Based on single family trip rates, development could
generate approximately 530 average daily trips. These vehicles will be distributed via Stigall
Drive to Genito Road, which had a 1997 traffic count of 13,889 vehicles per day.
In conjunction with recordation of Hunters Landing Subdivision, a right of way (Blind Trap
Lane) was stubbed to the property. The Planning Commission's Stub Road Policy requires
that subdivision streets projected to carry 1,500 vehicles per day or more should be designed
and constructed as "no-lot frontage" roads. The applicant does not intend to develop the
property with direct access through Hunters Landing Subdivision. The applicant has
proffered that access for development of the property will be provided solely to Stigall Drive.
(Proffered Condition 4)
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 this impact. (Proffered Condition 6)
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Financial Impact on Capkal Facilkies:
PER UNIT
Potential # New Dwelling Units 48* 1.00
Population Increase 133.92 2.79
Number New Students
Elementary 13.06 0.27
Middle 6.38 0.13
High 7.30 0.15
Total 26.74 0.56
Net Cost for Schools 155,520 3,240
Net Cost for Parks 35,040 730
Net Cost for Librartes 15,216 317
Net Cost for Fire Stations 13,536 282
Average Net Cost Roads 97,296 2,027
Total Net Cost 316,608 6,596
*Based on a proffered maximum of 48 lots. ~Proffered Condition 5)
As noted, this proposed development will have an impact on capkal facilkies. Staff has
calculated the fiscal impact of every new dwelling unit on schools, roads, parks, libraries, and
fire stations at $6,596 per unk. The applicant has been advised that a maximum proffer of
$6,200 per unk would defray the cost of the capkal facilkies necesskated by the proposed
development.
Note that circumstances relevant to this case, as presented by the applicant, have been
reviewed and k has been determined that k is appropriate to accept the maximum cash proffer
in this case. The applicant has offered $6,200 per unit to address the impact of this
development on necessary capkal facilkies (roads, fire stations, parks and library facilkies)
(Proffered Condkion 6). Consistent wkh 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 facilkies. (Proffered Condkion 6)
7 99SN0266/WP/JULY28J
Note that circumstances relevant to this case, as presented by the applicant, have been
reviewed and k has been determined that it is appropriate to accept the maximmn cash proffer
in this case.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Northern Area Land Use and Transportation Plan which
suggests the property is appropriate for residential use of 1.51 to 4.0 dwelling units per acre.
Area Development Trends:
Adjacent properties to the east and a portion of adjacent properties to the north are zoned
Residential (R-9) and are occupied by single family residences in Hunters Landing Subdivision
or are vacant. The remaining property to the north and a portion of adjacent property to the
south is zoned agriculturally and is occupied by single family residences. The remaining
property to the south and adjacent properties to the west are zoned Residential (R-15, R-12
and R-9) and Agricultural (A) and are occupied by single-family residences or are vacant.
The Plan suggests and anticipates continued single family residential use in the immediate
area.
Comparison of Area Densky:
A portion of adjacent property to the north and adjacent property to the east is Hunters
Landing Subdivision, Sections 1 and 4, wkh a densky of 2.63 lots per acre. A portion of
adjacent property to the south is Clifton Farms Subdivision, Section 5, with a densky of 2.09
lots per acre. The applicant has agreed to limk development to a maximum of forty-eight (48)
lots, yielding a densky of approximately 1.77 lots per acre. (Proffered Condkion 5)
Comparison of Area Lot Sizes:
The average lot size in Hunters Landing, Sections 1 and 4 are 13,923 and 13,493 square feet,
respectively, and in Clifton Farms, Section 5, is 19,529 square feet. A minimum lot size of
12,000 square feet would be required for this development.
House Sizes:
House sizes on adjacent lots in Hunters Landing, Sections 1 and 4 and Clifton Farms, Section
5 range from 1,056 to 1,740 feet of gross floor area. The applicant has agreed that one (1)
story dwellings will have a minimum gross floor area of 1,300 square feet and more than one
(1) story dwellings will have a minimum gross floor area of 1,850 square feet. (Proffered
Condition 7)
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CONCLUSIONS
The proposed zoning and land use conforms with the Northern Area Land Use and Transportation
Plan which suggests the property is appropriate for residential use of 1.51 to 4.0 dwelling units per
acre, and 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 1999-
2003 Capital Improvement Program and the impact of this development is discussed herein. The
proffered conditions adequately mitigate the impact on capital facilities, thereby insur'mg adequate
service levels are maintained and protecting the health, safety and welfare of County citizens.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (6/15/99):
The applicant accepted the recommendation. There was opposition present. Concerns were
expressed that approval of this request without a buffer adjacent to Hunter's Landing
Subdivision would create security problems for that neighborhood; the potential for a public
road connection to Hunter's Landing Subdivision; and the impact of traffic from this
development on Stigall Drive and Genito Road.
Mr. Marsh noted that typically buffers are not required between subdivisions and noted that
recent improvements have been made to the intersection of Stigall Drive and Genito Road.
He also noted that the applicant had agreed not to make any public road connections to
Hunter's Landing Subdivision.
On motion of Mr. Marsh, seconded by Mr. Curmingham, the Commission recommended
approval of this request and acceptance of the proffered conditions on pages 2 and 3.
AYES: Messrs. Miller, Cunningham, Marsh and Shewmake.
ABSENT: Mr. Gulley.
The Board of Supervisors, on Wednesday, July 28, 1999, beginning at 7:00 p.m., will take under
consideration this request.
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~NP
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