00SN0127.pdfDecember 15, 1999 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
00SN0127
Douglas R. Sowers
Matoaca Magisterial District
East line of Qualla Road
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 twelve (12) lots,
yielding a density of approximately two (2) 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.
STAFF RECOMMENDATION
Recommend denial for the following reasons:
A. While the proposed zoning and land use conforms with the Central Area Plan which
suggests the property is appropriate for residential use of 1 to 2.5 dwelling
Providing a FIRST CHOICE Community Through Excellence in Public Service.
units per acm, the application fails to address land use compatibility issues related to similar
lot sizes and densities should the sole access be through an existing neighborhood.
B. In addition, the applicant has not addressed transportation concerns, as discussed heroin.
(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
(CPC) 1.
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, them shall be no timber'mg until a land disturbance permit
has been obtained from the Environmental Engineer'mg Deparnnent and
the approved devices have been installed. (EE)
(CPC) 2.
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, 2000; 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, 1999 and
July 1 of the fiscal year in which payment is made if paid after
June 30, 2000.
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. (B & M)
(CPC)
3. The public water and wastewater systems shall be used. (U)
(CPC)
In conj unction with recordation of the fLrst subdivision plat, forty-five (45)
feet of right-of-way on the east skte of Qualla Road, measured from the
centerline of that part of Qualla Road immediately adjacent to the
2 00SN0127/WP/DEC 15N
property, shall be dedicated, free and unrestricted, to and for the benefit
of Chesterfield County. (T)
(CPC)
Direct access from the property to Qualla Road shall be limited to (1)
public road. The exact location of this access shall be approved by the
Transportation Department. (T)
(CPC)
In conjunction with development of the first section of this subdivision,
additional pavement shall be constructed along Qualla Road at the
approved access to provide left and right turn lanes, based on
Transportation Deparunent standards. The developer shall dedicate to
Chesterfield County, free and unrestricted, any additional right-of-way (or
easements) required for these road improvements. (T)
(CPC)
7. Development shall be limited to a maximum of twelve (12) lots. (P)
(STAFF/CPC)
8. The minimum gross floor area for dwellings shall be as follows:
One-story - 1,800 square feet
More than one-story - 2,000 square feet (BI)
GENERAL INFORMATION
Location:
Fronts the east line of Qualla Road, north of Route 288. Tax ID 747-675-7450 (Sheet 16).
Existing Zoning:
A
Size:
6.0 acres
Existing Land Use:
Vacant
Adjacent Zoning & Land Use:
3 00SN0127/WP/DEC 15N
North - A; Vacant
South - A; Single family residential
East - R-7 and A; Vacant
West - A; Single family residential
UTILITIES
Public Water System:
There is an existing twelve (12) inch water line extending along Qualla Road, ending approximately
250 feet north of the request site. In addition, there is an existing eight (8) inch water line along a
portion of Family Lane in Section B of Qualla Farms Subdivision, approximately 450 feet north of
the request site. Use of the public water system is intended and has been proffered (Proffered
Condition 3). It is anticipated that an extension of the existing twelve (12) inch water line along
Qualla Road, and an eight (8) inch water line through the development, w'dl be necessary to insure
adequate water supply.
Preliminary computer simulated flow tests indicate a potential for high domestic flow pressure
problems at this site. Individual pressure regulators may be necessary on service lines.
Public Wastewater System:
The public wastewater system is not directly available to serve the request site. It is proposed that
a wastewater pump station with a corresponding on-site gravky wastewater collector system be
constructed to serve undeveloped residential property to the east. With proper sizing, the
proposed pump station would be able to serve the request site. Use of the public wastewater
system is intended and has been proffered. (Proffered Condition 3)
ENVIRONMENTAL
Drainage and Erosion:
The property drains south across two adjacent parcels and then under Route 288 tow'rog through
several tributaries to Swift Creek. There are no existing or anticipated on- or off-site drainage or
erosion problems.
The applicant has proffered that, with the exception of timber'mg which has been approved by the
Depamnent 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 Depamnent (Proffered
Condition 1). This will insure that proper erosion control measures are in place prior to any
timbering and related land disturbance.
4 00SN0127/WP/DEC 15N
PUBLIC FACILITIES
The need for fire, school, library, park and transportation facilities is identified in the Public Facilities Plan,
the Thoroughfare Plan andthe FY 2000-2004 Capital Improvement Program. This development will have
an impact on these facilities.
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 WagstaffCircle Fire/Rescue Station, Company Number
10 and Manchester Rescue Squad. When the property is developed, the number of hydrants and
quantity of water needed for fire protection will be evaluated dur'mg the plans review process.
Based on twelve (12) residential lots, this request will generate approximately three (3) 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 2)
Schools:
Approximately seven (7) school age children will be generated by this development. The ske lies
in the Crenshaw Elementary School attendance zone: capacity - 775, enrollment - 847; Bailey
Bridge Middle School zone: capacky - 1,200, enrollment - 1,428; and Manchester High School
zone: capacity - 2,000, enrollment - 2,289.
This request will have an impact on schools. Currently, there are nine (9) trailers at Crenshaw
Elementary; ten (10) at Bailey Bridge Middle and seventeen (17) at Manchester High. The
applicant has agreed to participate in the cost of providing for area school needs. (Proffered
Condition 2)
Libraries:
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.(1995)
identifies a need for additional library space throughout the County. Taking into account the
additional space provided by the 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 County-
wide by 2015.
5 00SN0127/WP/DEC 15N
The proposed development would most likely have the greatest impact on the LaPrade or Clover
Hill Library. A new LaPrade Library is currently funded and the Public Facilkies Plan (1995)
indicates a need to provide additional library space in the Clover Hill Library service area. The
applicant has offered measures to assist in addressing the impact of this proposed development on
these facilkies. (Proffered Condition 2)
Parks and Recreation:
The Public Facilkies Plan identifies the need for two (2) new regional parks. In addkion, there is
currently a shortage of community park acreage in the Northern Area. The Public Facilkies Plan
identifies a need for 120 acres of communky park space by 2015. The applicant has offered
measures to assist in addressing the impact of this proposed development on these facilities.
(Proffered Condkion 2)
Transportation:
The applicant has proffered a maximum density of twelve (12) lots (Proffered Condition 7). Basal
on single family trip rates, development could generate approximately 150 average daily trips.
These vehicles will be distributed along Qualla Road which had a 1999 traffic count of 6,552
vehicles a day.
Included in the Virginia Deparunent of Transportation (VDOT) Secondary Road Improvement
Program is a project to reconstruct Qualla Road as a two-lane roadway from Courthouse Road
to just north of Route 288. Construction of this roadway is anticipated beyond the current Six
Year Plan period.
The Thoroughfare Plan also identifies an interchange on Route 288 at Qualla Road. No funding
has been allocated for this proposed interchange. Due to the proximky of the subject property to
the proposed Route 288/Qualla Road Interchange, no direct access should be provided from the
property to Qualla Road. If access is allowed to Qualla Road from the subject property, k may
be necessary to close the access in the future to construct the interchange. Should this occur,
development would then access solely through adjacent properties. The applicant of the rezoning
request has filed for tentative subdivision approval on the adjacent property to the east (Qualla
Farms, Section F). The tentative plan proposes resubdivision of many of the recorded lots along
Family Lane. Access to the subject property could be provided through that adjacent property
to Qualla Road via Family Lane, or the developer of this property could obtain access to the north,
to Courthouse Road.
Staff does not support direct access from the property to Qualla Road. The applicant has
proffered a condition that would allow one (1) direct access from the property to Qualla Road
(Proffered Condition 5). The applicant has also proffered to construct additional pavement along
6 00SN0127/WP/DEC 15N
Qualla Road at the proposed access to provide left and right turn lanes based on Transportation
Depamnent standards (Proffered Condition 6). Proffered Conditions 5 and 6 should not be
accepted and the applicant should proffer that no direct access will be provkted from the property
to Qualla Road.
The Thoroughfare Plan also 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 traffic impact. (Proffered Condition 2)
Until there is an agreement to restrict direct access from the property to Qualla Road, the
Transportation Department cannot support this request.
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Financial Impact on Capital Facilities:
PER UNIT
Potential # New Dwelling Units 12' 1.00
Population Increase 33.24 2.77
Number New Students
Elementary 3.24 0.27
Middle 1.56 0.13
High 1.92 O. 16
Total 6.72 0.56
Net Cost for Schools 39,792 3,316
Net Cost for Parks 8,436 703
Net Cost for Libraries 3,384 282
Net Cost for Fire Stations 3,216 268
Average Net Cost Roads 24,564 2,047
Total Net Cost 79,392 6,616
*Based on a proffered maximum of 12 lots. (Proffered Condkion 7)
As noted, this proposed development will have an impact on capkal facilities. Staffhas calculated
the fiscal impact of every new dwelling unit on schools, roads, parks, libraries, and fire stations at
$6,616 per unit. The applicant has been advised that a maximum proffer of $6,200 per unit would
defray the cost of the capital facilities necesskated by this proposed development. Consistent with
the Board of Supervisors' policy and proffers accepted from other applicants, 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 facilities). (Proffered Condkion 2)
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.
8 00SN0127/WP/DEC 15N
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Cenlral Area Plan which suggests the property is appropriate for
residential use at a density of 1.0 to 2.5 dwelling unks 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 or occupied by a single family residence on an acreage parcel, the Plan suggests and
anticipates these properties developing for single family residential uses ofdensities ranging between
1.0 to 2.5 units per acre.
The applicant has submitted a tentative subdivision plan for the adjacent residential property to the
east as well as for a resubdivision of a portion of Qualla Farms Subdivision, Section D to the north
east. Qualla Farms is zoned Residential (R-7). It is the applicant's intent to develop the subject
property in conjunction with the adjacent development. The tentative plat depicts 169 lots on 44.5
acres. This proposed development represents approximately 3.8 dwelling unks per acre and an
average lot size of 8,866 square feet.
At the time that the developed portion of Qualla Farms, Section D was developed, public
wastewater was not available. Therefore, the lots are larger than required for Residential (R-7)
zoning.
If the adjacent property is ultimately subdivided as proposed, the densities proposed by the
applicant would be representative of those depicted on the tentative plat.
Comparison of Area Densky:
Qualla Farms, Section D lies to the north of the request property and has been subdivkted with a
densky of approximately 1.1 units per acre. Again, the applicant proposes resubdivision of a
portion of Qualla Farms. The applicant has agreed to limit development to a maximum of twelve
(12) lots, yielding a densky of approximately two (2) units per acre.
The applicant proposes direct access to the property via Qualla Road. As previously noted, staff
does not support this access, therefore access would have to be provided through adjacent
properties to Family Lane and on to Qualla Road and/or Courthouse Road. If sole access for the
development is through an existing development, in this case Qualla Farms, Section D, then staff
typically requests that densities and lot sizes be provided that are comparable to that existing
9 00SN0127/WP/DEC 15N
development in order to address land use compatibility issues. This proposal does comply with
that philosophy.
Comparison of Lot Size:
The recorded section of Qualla Farms, Section D has an average lot size of 35,414 square feet.
Again, a portion of Qualla Farms, Section D is proposed for resubdivision. A minimum lot size of
12,000 square feet is required in a Residential (R-12) District.
House Sizes:
A minimum gross floor area of 1,800 square feet for one-story dwellings and 2,000 square feet for
more than one-story dwellings has been proffered. (Proffered Condition 8)
CONCLUSIONS
The proposed zoning and land use does not conform with the Central Area Plan which suggests the
property is appropriate for resklential use of 1.0 to 2.5 dwelling unks per acre. This proposal could yield
a density of approximately 2.0 dwelling units per acre. Further, the applicant has failed to address land use
compatibility issues should the sole access to this parcel be through existing development such as Qualla
Farms. Typically, if the sole access is proposed through an existing development, proffers are offered
relative to similar lot sizes and densities as the development through which it accesses. In addition, the
applicant has not addressed transportation concerns as discussed herein.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (10/19/99):
On their own motion, the Commission deferred this case to November 16, 1999.
Staff ( 10/20/99):
The applicant was advised in writing that any significant new or revised information should be
submitted no later than October 25, 1999, for consideration at the Commission's November 16,
1999 public hearing.
10 00SN0127/WP/DEC 15N
Applicant (10/25/99):
The applicant submitted a proffered condition to address staff's concerns relative to density.
Planning Commission Meeting (11/16/99):
The applicant accepted the Planning Commission's recommendation. There was no opposition
present.
In response to Mr. Marsh, the applicant indicated that he would proffer minimum house sizes. Mr.
Marsh indicated he had received a number of calls in support of the request.
There was discussion concerning the distance between a proposed Qualla Road/Route 288
interchange and the proposed access to this property; the safety of the access in proximky to the
interchange; when the improvements for the interchange are expected; and the impact of the density
of this proposal on the location of the access.
On motion of Mr. Marsh, seconded by Mr. Cunningham, 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, December 15, 1999, beginning at 7:00 p.m., will take under
consideration this request.
11 00SN0127/WP/DEC 15N
A
ROUTE 288
A
N
Case: 00SNO127
Rezoning: A to R-12
Sheet~: 16
POCAHO?AS STATI PARK
~ r
THOROUGHFARE PLAN
0 o $,",/0/E. '7-/
ROUTE 288
CONCEPTUAL INTERCHANGE DESIGN
ooSNOI~'7-~
00SN0127
In Matoaca Magisterial District, DOUGLAS R. SOWERS requested
rezoning and amendment of zoning district map from
Agricultural (A) to Residential (R 12). Residential use of
up to 3.63 units per acre is permitted in a Residential
12) District. The Comprehensive Plan suggests the property
is appropriate for residential use of i to 2.5 units per
acre. This request lies on 6.0 acres fronting approximately
275 feet on the east line of Qualla Road, approximately 600
feet north of Route 288. Tax ID 747 675 7450 (Sheet
Ms. Rogers presented a summary of Case 00SN0127 and stated
that the Planning Commission recommends approval and
acceptance of the proffered conditions. She further stated
that staff recommends approval subject to the applicant
addressing the Transportation Department's concerns relative
to the applicant's proposed access to Qualla Road.
Mr. Andy Scherzer, representing the applicant, stated that
the Planning Commission's recommendation is acceptable.
There was no opposition present.
On motion of Mrs. Humphrey, seconded by Mr. McHale, the
Board approved Case 00SN0127 and accepted the following
proffered conditions:
1. 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 land disturbance permit has
been obtained from the Environmental Engineering
Department and the approved devices have been
installed. (EE)
2. 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.
12/15/99
99 978
a. $6200 per dwelling unit, if paid prior to July 1,
2000; or
b. 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, 1999 and July
1 of the fiscal year in which payment is made if
paid after June 30, 2000.
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. (B & M)
3 The public water and wastewater systems shall be used.
4 In conjunction with recordation of the first
subdivision plat, forty five (45) feet of right of way
on the east side of Qualla Road, measured from the
centerline of that part of Qualla Road immediately
adjacent to the property, shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield
County. (T)
5 Direct access from the property to Qualla Road shall be
limited to (1) public road. The exact location of this
access shall be approved by the Transportation
Department. (T)
6 In conjunction with development of the first section of
this subdivision, additional pavement shall be
constructed along Qualla Road at the approved access to
provide left and right turn lanes, based on
Transportation Department standards. The developer
shall dedicate to Chesterfield County, free and
unrestricted, any additional right of way (or
easements) required for these road improvements. (T)
7 Development shall be limited to a maximum of twelve
(12) lots. (P)
8 The minimum gross floor area for dwellings shall be as
follows:
One story 1,800 square feet
More than one story 2,000 square feet (BI)
Ayes: Daniel, Barber, Humphrey, and McHale.
Nays: None.
Absent: Warren.
12/15/99
99 979