08SN0280~~tF~EI,p ~~:,
~~ti --~ ca~~'';.
.v ~ ~ e,~
!' ~ ~~
~ti, I rY~ ry ! ~;li ,~~~
t,
-17 ~. J/i
Ir~RGSI~1.P!!~
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
08SN0280
Miles & Wells Partnership
and
Burgess & Niple, Inc
September 24, 2008 BS
Bermuda Magisterial District
Ecoff Elementary, Salem Middle and Bird High Schools Attendance Zones
Off the south line of Chalkley Road
RE VEST: Rezoning from Agricultural (A) to Residential (R-25).
PROPOSED LAND USE:
Single-family residential uses are proposed. The applicant intends to include the
subject property into a section of Wellington Farms subdivision. The applicant
has agreed to limit development to no more than 1.5 dwelling units per acre.
(Proffered Condition 3)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land uses conform to the Chester Plan, which suggests
the property is appropriate for residential use of 1.5 dwellings per acre or less.
B. 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.
Providing a FIRST CHOICE community through excellence in public service
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) 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
for the property:
a. $18,080 per dwelling unit, if paid prior to July 1, 2009; or
b. If paid after June 30, 2009, $18,080.00 adjusted annually in
accordance with the cash proffer policy.
Cash proffer payments shall be spent for the purposes proffered or
as otherwise permitted by law. (B&M)
(STAFF/CPC) 2. The public water and wastewater systems shall be used. (U)
(STAFF/CPC) 3. The maximum density on the subject property shall not exceed 1.5
dwelling units per acre. (P)
GENERAL INFORMATION
T ,ncati nn
Off the south line of Chalkley Road, west of Michmar Drive. Tax ID 782-659-2485.
Existing Zoning:
A
Size:
1.0 acres
Existing Land Use:
Vacant
2 08SN0280-SEP24-BOS-RPT
Adjacent Zoning and Land Use:
North, South and East - R-25; Single-family residential or vacant
West - A; Single-family residential
T TTTT ,TTTF.~
Public Water System:
The request site is within the Centralia Water Pressure Zone. There is an eight (8) inch
water line extending along Michmar Drive, approximately 600 feet southeast of this site.
The approved overall tentative subdivision plan for Wellington Farms shows a future
extension of the public water system in conjunction with the development of Section "G".
When completed, the public water system will be adjacent to the request site. Use of the
public water system is intended. (Proffered Condition 2)
Public Wastewater S,, sue:
The request site is within the Proctor's Creek Sewer Service Area. There is an eight (8) inch
wastewater collector line extending along Michmar Drive, approximately 600 feet southeast
of this site. The approved overall tentative subdivision plan for Wellington Farms shows a
future extension of the public wastewater system in conjunction with the development of
Section "G". When completed, the public wastewater system will be adjacent to the request
site. Use of the public wastewater system is intended. (Proffered Condition 2)
ENVIRONMENTAL
Drainage and Erosion:
This request will have minimal impact on these facilities.
PUBLIC FACILITIES
The need for schools, parks, libraries, fire station, and transportation facilities in this area is
identified in the Public Facilities Plan, Thoroughfare Plan, and Capital Improvement Program
and further detailed by specific departments in the applicable sections of this request analysis.
Fire Service:
The Centralia Fire Station, Number 17, currently provides fire protection and emergency
medical service (EMS). This request will have a minimal impact on Fire and EMS. The
applicant has offered measures to assist in addressing the impact of this development on
fire and EMS facilities. (Proffered Condition 1)
3 08SN0280-SEP24-BOS-RPT
~chnnl~~
Less than one (1) student will be generated by this request. This site lies in the Ecoff
Elementary School attendance zone: capacity - 782, enrollment - 803; Salem Middle
School zone: capacity - 991, enrollment - 914; and Bird High School zone: capacity -
1,689, enrollment - 1,788. The enrollment is based on October 1, 2007 and the capacity
is as of 2007-2008.
This request will have a minimal impact on schools. There are currently four (4) trailers
at Ecoff Elementary, four (4) trailers at Salem Middle and five (5) trailers at Bird High.
The applicant has offered measures to assist in addressing the impact of this development
on schools facilities. (Proffered Condition 1)
T,ihrarie~~
Consistent with the Board of Supervisors' policy, the impact of development on library
services is assessed countywide. Based on projected population growth, the Public
Facilities Plan identifies a need for additional library space throughout the County. The
development noted in this case would most likely affect the Chester Library or the
Central Library. The Public Facilities Plan identifies a need for additional library space
in the Chester area. The applicant has offered measures to assist in addressing the impact
of this development on library facilities. (Proffered Condition 1)
Parks and Recreation:
The Public Facilities Plan identifies the need for three (3) regional, seven (7) community
and twenty-nine (29) neighborhood parks by 2020. In addition, there is currently a
shortage of community and neighborhood park acreage in the county. The Public
Facilities Plan identifies a need for 354 acres of regional park space, 252 acres of
community park space and 199 acres of neighborhood park space by 2020. The Plan also
identifies the need for linear parks and resource based-special purpose parks (historical,
cultural and environmental) and makes suggestions for their locations. The Plan also
addresses the need for addition of recreational facilities to include sports fields, trails,
playgrounds, court games, senior centers and picnicking area/shelters at existing parks to
complete build-out and identifies the need for water access and trails along the James and
Appomattox Rivers and their major tributaries, Swift and Falling Creeks. Co-location
with middle and elementary schools is desired.
The applicant has offered measures to address the impact of this proposed development
on the infrastructure needs of Parks and Recreation. (Proffered Condition 1)
Transportation:
The property is located south of Chalkley Road and adjacent to the proposed Wellington
Farms Subdivision. The applicant is requesting rezoning from Agricultural (A) to
Residential (R-25). Currently, the property is undeveloped. The traffic generated by this
4 08SN0280-SEP24-BOS-RPT
development would initially be distributed to Chalkley Road which had a 2006 traffic
count of 4,638 vehicles per day and was functioning at an acceptable Level of Service D.
Area roads need to be improved to address safety and accommodate the increase in traffic
generated by this proposed residential development. The applicant has proffered to
contribute cash, in an amount consistent with the Board of Supervisors' Policy, towards
mitigating the traffic impact of the residential development (Proffered Condition 1). 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. There are two (2) road projects along
Chalkley Road which are funded using cash proffers in this area: 1) shoulder widening
on Chalkley Road from Beckenham Drive to approximately 1,300 feet south, towards
Route 10; and 2) improvements to the curve between Deep Forest Road and Red Leaf
Road. Preliminary plans have been developed and right-of way acquisition is underway
for both proj ects and they are expected to be under construction in Spring 2009.
Financial Impact on Capital Facilities:
Per Dwelling Unit
Potential Number of New Dwelling
Units 1 ~ 1.00
Population Increase 2.69 2.69
Number of New Students
Elementary 0.22 0.22
Middle 0.11 0.11
High 0.16 0.16
TOTAL 0.49 0.49
Net Cost for Schools $8,148 $8,148
Net Cost for Parks 1,130 1,130
Net Cost for Libraries 254 254
Net Cost for Fire Stations 556 556
Average Net Cost for Roads 13,871 13,871
TOTAL NET COST $23,959 $23,959
~ Based on a maximum of 1.5 dwelling units per acre (Proffered Condition 3). The actual
number of units and the corresponding impact may vary.
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
5 08SN0280-SEP24-BOS-RPT
fire stations at $23,959 per unit. The applicant has been advised that a maximum 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 cash and road improvements 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.
T , ANn T IMF.
Comprehensive Plan:
Lies within the boundaries of the Chester Plan which suggests the property is appropriate
for residential use of 1.5 dwellings per acre or less.
Area Development Trends:
Adjacent property to the north, south and east is zoned residentially and has been, or is
being developed, as a part of Wellington Farms subdivision. Asingle-family residence
on an acreage parcel occupies adj acent property to the west.
Dew:
Residential (R-25) zoning requires a minimum lot size of 25,000 square feet. The
applicant has agreed to limit development to a maximum of 1.5 dwelling units per acre.
CONCLUSIONS
The proposed zoning and land uses conform to the Chester Plan which suggests the property is
appropriate for residential use of 1.5 dwellings per acre or less.
The proffered conditions adequately address the impacts of this development on necessary
capital facilities, as outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the
needs for roads, schools, parks, libraries, and fire stations are identified in the Public Facilities
Plan, the Thoroughfare Plan, and the Capital Improvement Program, and the impact of this
development is discussed herein. The applicant has addressed the impacts, 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.
6 08SN0280-SEP24-BOS-RPT
CASE HISTORY
Planning Commission Meeting (8/19/08):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Hassen, seconded by Mr. Bass, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES: Messrs. Gulley, Bass, Brown, Hassen, and Waller.
The Board of Supervisors, on Wednesday, September 24, 2008, beginning at 6:30 p.m., will take
under consideration this request.
7 08SN0280-SEP24-BOS-RPT
V
r~ ~~
~ ~
W~
U~
w
0
~ ~ ~/
1
~ ~
~.
i
i
i
'~ i
i
~
~
~ ~
''
~~~
w
` d II
7' ~
y~
>~
z
~~ ~
~. ~
1
1
I
~~
W l
l
U
N
R
/~
N
1
l
.~1
~~P ~o
~ ~~
""1
l
~\ 6
1
i
f ~
[ I
~ 1
1
,,
l 1
i
s
I
~ / / A~
1 ~
~
N
-' ~
~~
~ o
~
1 ~
1 W
~ ~~
l J
~ ~
1 ~
~ ~ R
/ ~
~ 1
~ ,
Q 1
1
1
w ~
z
a~
~ ~ 1
~ o ~
r
`1
N
~ Q
i
~
~ O
00 a o
0
~y .. ~
Q p N
Z ~
~ °
N °
00 :: `~
o ~~
,~