01SN0209-JUN20.pdfJune 20, 2001 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
01SN0209
David P. Dempsey
Midlothian Magisterial District
11100 Big Oak Lane
REOUEST: Rezoning from Residential (R-40) to Residential (R-15).
PROPOSED LAND USE:
A single family residential subdivision with a minimum lot size of 15,000 square
feet, is planned. The request property is intended to be incorporated into the
proposed Oak Park Subdivision which is immediately adjacent to the request
property.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and land use conforms to the Northern Area Land Use and
Transportation Plan which suggests the property is appropriate for residential use
of 1.51 to 4.0 units per acre.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The proffered conditions adequately address the impact of this development on
necessary capital facilities, as outlined in the Zoning Ordinance and the
Comprehensive Plan. Specifically, the need for schools, parks, libraries, fzre
stations and transportation facilities as identified in the County's adopted Public
Facilities Plan, FY 2001-2005 Capital Improvement Program and Thoroughfar~e
Plan and the impact of this development is discussed herein. The proffered
conditions adequately mitigate the impact on these capital facilities and thereby
ensure that adequate service levels are maintained as necessary to protect 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 applicant, subdivider, or assignee(s) shall pay the following to
the County of Chesterfield prior to the issuance of a building permit
for infrastructure improvements within the service district of the
property:
$7,800 per dwelling unit, in the excess of one, if paid prior
to July 1, 2001; or
The amount approved by the Board of Supervisors not to
exceed $7,800 per dwelling unit, in the excess of one,
adjusted upward by an increase in the Marshall and Swift
Building Cost Index between July 1, 2000 and July 1 of the
fiscal year in which the payment is made if paid after June
30, 2001.
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)
(STAFF/CPC)
2. Public water and wastewater systems shall be used. (U)
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GENERAL INFORMATION
Location:
North line of Big Oak Lane, west of Huguenot Road and known as 11100 Big Oak Lane.
Tax ID 743-716-7799 (Sheet 2).
Existing Zoning:
R-40
Size:
1.0 acre
Existing Land Use:
Single family residential
Adjacent Zoning and Land Use:
North, South, East and West - R-15; Single family residential or vacant
UTILITIES
Public Water System:
There is an existing twelve (12) inch water line extending along the south side of Huguenot
Road, approximately 350 feet south of this site. In addition, there is an existing eight (8)
inch water line extending along Castlestone Road, approximately 800 feet west of the
request site. The applicant intends to incorporate this site into the Oak Park Subdivision
which is being developed adjacent to the request site. Development of Oak Park
Subdivision, will make public water available to serve the request site. Use of the public
water system is intended and has been proffered. (Proffered Condition 2)
Public Wastewater System:
There is an existing twelve (12) inch wastewater trunk line extending along a tributary of
Powhite Creek, approximately 750 feet north of the request site. The applicant intends to
incorporate this site into the Oak Park Subdivision. Development of Oak Park Subdivision
will make public wastewater system available to serve the request site. Use of the public
wastewater system is intended and has been proffered. (Proffered Condition 2)
3 01 SN0209/WP/JUNE20I
ENV_E_~_I_~NMENTAL_
Drainage and Erosion:
The property drains to the south, then via roadside ditches and manmade improvements
through Woodmont Subdivision, and ultimately to Powhite Creek. There are no existing or
anticipated on- or off-site drainage or erosion problems.
PUBLIC FACILITIES
The need for fire, school, library, park and transportation facilities is identified in the Public
Facilities Plan, the Thoroughfare Plan and the FY 2001-2005 Capital Improvement Program. This
development will have an impact on these facilities.
Fire Service:
Fire and emergency medical service is currently provided by the Bon Air Fire Station,
Company 4 and Forest View Volunteer Rescue Squad. Calls for emergency service are
expected to increase by forty-five (45) percent by 2015. Based on two (2) dwelling units,
approximately one (1) call for service per year is expected.
The Public Facilities Plan identifies the need for a fire/rescue station in the Courthouse
Road and Reams Road area within the next five (5) years. The new station is needed to
reduce the call load on the existing station that serves this property. The new station will
also serve as the back up company in the event of a structure fire at this property. The
applicant has offered measures to assist in addressing the impact of this development on
fire and rescue services capital facilities. (Proffered Condition 1)
Schools:
Approximately one (1) school age child will be generated by this development. The site
lies in the Bon Air Elementary School attendance zone: capacity - 594, enrollment - 502;
Robious Middle School zone: capacity - 1,235, enrollment - 1 ,t46; and James River High
School zone: capacity - 2,000, enrollment - 1,680.
This development will have minkmal impact on the schools involved. There are currently
two (2) trailers at Bon Air Elementary and five (5) trailers at Robious Middle School. The
applicant has agreed to participate in the cost of providing for area school needs.
(Proffered Condition 1)
4 01 SN0209/WP/JUNE20I
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
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 La Prade and
Chester Libraries, there is still a projected need for 55,000 additional square feet of library
space County-wide by 2015.
While development of this one (1) lot is likely to have only a minimal impact on library
services, continued development in this area of the County would most likely affect the Bon
Air Library. The Public Facilities Pla~. indicates a need for additional library space in the
Bon Air service area. The applicant has agreed to participate in the cost of providing for area
library needs. (Proffered Condition 1)
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 development on
these facilities. (Proffered Condition 1)
Transportation:
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 traffic impact. (Proffered Condition 1)
5 01 SN0209/WP/JUNE20I
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 1 * 1.00
Population Increase 2.75 2.75
Number of New Students
Elementary 0.26 0.26
Middle 0.13 0.13
High 0.16 0.16
TOTAL 0.55 0.55
Net Cost for Schools 3,593 3,593
Net Cost for Parks 809 809
Net Cost for Libraries 254 254
Net Cost for Fire Stations 255 255
Average Net Cost for Roads 3,252 3,252
TOTAL NET COST 8,163 8,163
· Based on a theoretical density of 2.49 units per acre.
As noted, this proposed development will have an impact on capital facilities. Staff has calculated
the fiscal impact of every new dwelling unit on schools, roads, parks, libraries, and fire stations
at $8,163 per unit. The applicant has been advised that a maximum proffer of $7,800 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 cash to assist in defraying the cost of this proposed zoning on such capital
facilities. (Proffered Condition 1)
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.
6 01 SN0209/WP/JUNE20I
LAND USE
Comprehensive Plan:
The site lies within the Northern Area Land Use and Transportation Plan which suggests
the area is appropriate for medium density residential use of 1.51 to 4.0 dwelling units per
acre.
Area Development Trends:
Area properties are zoned Residential (R-15) and are either occupied by single family
residences, vacant or being developed as Oak Park Subdivision.
Tentative subdivision approval has been granted for Oak Park Subdivision which abuts the
request property to the north, east and west. The plan depicts eighty (80) lots on 39.4
acres with accesses to West Huguenot Road and Big Oak Lane. The approved tentative
plan depicts lot sizes ranging from 15,000 square feet to a maximum of 33,600 square feet
with an average lot size of 17,686 square feet is shown. As previously noted, the subject
property is to become a part of Oak Park Subdivision and access will most likely be from
the internal road system of the subdivision. Based upon the adopted Plan, residential
development is anticipated to continue in the area.
CONCLUSIONS
The proposed zoning and land use conforms to the Northern Area Land Use and Transportation
Plan which suggests the property is appropriate for residential use of 1.51 to 4.0 units per acre.
The proffered conditions adequately address the impact of this development on necessary capital
facilities, as outlined in the Zoning Ordinance and the Comprehensive Plan. Specifically, the need
for schools, parks, libraries, fire stations and transportation facilities as identified in the County's
adopted Public Facilitie~ Plan, FY 2001-2005 Capital Improvement Program and Thoroughfare
Plan and the in, pact of this development is discussed herein. The proffered conditions adequately
mitigate the impact on these capital facilities and thereby ensure that adequate service levels are
maintained as necessary to protect the health, safety and welfare of County citizens.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (5/15/01):
The applicant accepted the recommendation. There was no opposition present.
7 01SN0209/WP/JUNE20I
On motion of Mr. Gecker, seconded by Mr. Litton, the Commission recommended
approval of this request and acceptance of the proffered conditions on Page 2.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, June 20, 2001, beginning at 7:00 p.m., will take under
consideration this request.
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01SN0209
REZONING: R-40 TO R-15
SH.#2