01SN0150-Feb28J.pdfFebruary 28, 2001 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
01SN0150
Mineola Land Trust
Bermuda Magisterial District
Northeast quadrant of Mineola Drive and Old Centralia Road
REQUEST: Rezoning from Light Industrial (I-1) to Residential (R-12) with Conditional Use
Planned Development to allow use exceptions.
PROPOSED LAND USE:
A single family residential subdivision is planned. The applicant has agreed to limit
the development to a density of 2.0 dwelling units per acre on Parcels A and B,
collectively. Further, an exception is requested to permit Neighborhood Office (O-
1) uses on a portion of this property located at the intersection of Old Centralia
Road and Mineola Drive.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITIONS AND ACCEPTANCE OF
PROFFERED CONDITIONS 3 THROUGH 8 ON PAGES 2 THROUGH 4. RECOMMEND
THAT PROFFERED CONDITIONS 1 AND 2 NOT BE ACCEPTED.
STAFF RECOMMENDATION
Recommend approval subject to the imposition of Conditions 1 and 2 and acceptance of Proffered
Conditions 3 through 8. Recommend that Proffered Conditions 1 and 2 not be accepted. This
recommendation is made for the following reasons:
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The proposed residential zoning and land use portion of this request conforms to
the V~ which suggests the property is appropriate for residential
use of 1.01 to 2.5 units per acre. Further, this 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 needs for schools, parks, libraries and fire stations is identified in
the County's adopted Public Facilities Plan, the Thoroughfare Plan and FY 2001-
2005 Capital Improvement Program and the impact of this development is
discussed herein. The proffered conditions adequately mitigate the impact on
capital facilities, thereby insuring adequate service levels are maintained and
protecting the health, safety and welfare of County Citizens.
The proposed Neighborhood Office (O-1) use exceptions do not conform to the
Plan. Specifically, such uses should generally be integrated within a planned
residential neighborhood to serve specific area needs while providing maximum
compatibility with, and minimal impact upon, the surrounding residential
development.
If the Neighborhood Office (O-1) uses are not granted, the density in Proffered
Condition 2 does not address densities in Parcel C and Proffered Condition 2, as
written, would potentially allow greater densities in Parcel A which will have sole
access through Mineola Subdivision.
(NOTE: THE PROPERTY OWNER MAY PROFFER CONDITIONS OR CONDITIONS MAY
BE IMPOSED ON THE CONDITIONAL USE PORTION OF THIS REQUEST. 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.)
CONDITIONS
(STAFF/CPC) 1.
The plan prepared by Potts, Minter and Associates, P.C., dated
October 11, 2000, and entitled "Master Plan, Mineola Heights, 36.3
Acres" shall be considered the Master Plan which shall be used for
the purpose of identifying tract boundaries. (P)
(STAFF/CPC) 2.
Parcel C shall be developed for Residential (R-12) uses. The
overall development of Parcels B and C shall not exceed a density
of 2.0 units per acre. The development of Parcel A shall not exceed
a density of 2.0 units per acre. (P)
2 01SN0150/WP/FEB28J
PROFFERED CONDITIONS
The following conditions notwithstanding, the plan prepared by
Ports Minter and Associates, P.C., dated ~ and entitled
Master Plan. Mineola Heights. 36.3 acres, and the Textural
Statement dated October 16, 2000 shall be considered the Master
Plan. (P)
Density: The residential development on Parcels "A" and "B" shah
not exceed a density of 2.0 lots per acre. (P)
(STAFF/CPC)
Lot Size: The minimum lot size in Parcel "A" shall be 13,700
square feet. (P)
(STAFF/CPC)
There shall be no vehicular road connection between Parcels "A"
and "B". (P)
(STAFF/CPC)
No direct access shall be provided from the property to Old
Centralia Road. (T)
(STAFF/CPC)
6. Public water and wastewater systems will be used. (U)
(STAFF/CPC)
With the exception of timbering that 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 appropriate devices have been
installed. (EE)
(STAFF/CPC)
The applicant, subdivider, or assignee(s) shall pay the following to
the County of Chesterfield prior to the issuance of building permits
for any dwelling units, to be used for infrastructure improvements
within the service district for the property:
a. $4,693 per dwelling unit, if paid prior to July 1, 2001; or
The amount approved by the Board of Supervisors not to
exceed $4,693 per dwelling unit 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.
3 01SN0150/WP/FEB28J
Location:
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.
Upon receipt of payment, the payment will be allocated by the County's
Department of Budget and Management to the schools, parks, libraries and
fire station capital facilities in proportion to the calculated costs of those
facilities. 03)
GENERAL INFORMATION
Northeast quadrant of Old Centralia Road and Mineola Drive and at the western terminus
of Bethesda Drive. Tax ID 790-662-Part of 7578 (Sheet 26).
Size:
I-1
36.3 acres
Existing Land Use:
Vacam
Adjacent Zoning and Land Use:
North - I-1; Vacant
South - R-12; Single family residential
East - R-12; Single family residential
West - A and I-1; Single family residemial and vacant
UTILITIES
Public Water System:
There is an existing sixteen (16) inch waterline extending along the western side of Old
Centralia Road, adjacent to the southwestern portion of the request site. There is an
existing twelve (12) inch waterline extending along Mineola Drive, adjacent to the southern
boundary of the site. In addition, there is an existing eight (8) inch waterline along
4 01SN0150/WP/FEB28J
Bethesda Drive, in Mineola Subdivision, which terminates approximately sixty (60) feet
east of the request site. Use of the public water system is intended and has been proffered.
(Proffered Condition 6)
Public Wastewater Systelll:
There is an existing ten (10) inch wastewater trunk line adjacent to the right of way of
Route 288, approximately 1,500 feet northeast of the subject site. Use of the public
wastewater system is intended and has been proffered. (Proffered Condition 6)
ENVIRONMENTAL
Drainage and Erosion:
The property drains north under Route 288 to Proctors Creek and then into the James
River. The parcel is heavily wooded in certain areas and, as such, should not be timbered
until the issuance of a land disturbance permit. This wilt ensure that adequate erosion
control measures are in place prior to any land disturbance (Proffered Condition 7). There
are currently no on- or off-site drainage or erosion problems. If ownership of the property
to the north remains with tiffs developer, the necessity to obtain off-site drainage easements
is not anticipated.
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 lmproverrlent 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 2015. Eight (8) new fire/rescue stations are recommended for
construction by 2015 in the Public Facilities Plan. Based on seventy-two (72) homes, this
development will generate approximately twenty-five (25) emergency calls for fire and
rescue services each year. The impact on these facilities has been addressed. (Proffered
Condition 8)
This property is currently served by the Centralia Fire/Rescue Station, Company Number 17
and Bensley-Bermuda Rescue Squad. When the property is developed, the number of
hydrants and quantity of water needed for fire protection will be evaluated during the plans
review process.
5 01SN0150/WP/FEB28J
Currently, the Subdivision Ordinance requires that when the cumulative number of lots
within the development exceeds fifty (50) and/or when the number of lots in any section,
phase, etc., exceeds fifty (50), a second public road access to all dwellings be provided. This
requirement is necessary to provide emergency vehicles a second access to the homes should
one (1) access become blocked.
Schools:
Approximately thirty-two (32) school age children will be generated by this development.
The site lies in the Curtis Elementary School attendance zone: capacity - 675, enrollment -
675; Chester Middle School zone: capacity - 690, enrollment - 649; and Thomas Dale
High School zone: capacity - 1,325, enrollment - 1,738
This development will have an impact on area schools. The applicant has agreed to
participate in the cost of providing for area school needs. (Proffered Condition 8)
Librariea:
Consistent with the 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 ttzroughout 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. This particular development is likely
to have a direct impact on the Chester Library service area. The proffered conditions
address the impact of this development on library services. (Proffered Condition 8)
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 central area. The Plan
identifies a need for seventy (70) acres of community park space by 2015. The impact on
Parks and Recreational facilities has been adequately addressed. (Proffered Condition 8)
Transportation:
The Master Plan identifies two (2) tracts (Parcels A and B)'where the applicant is
requesting residential (R-12) uses and one (1) tract (Parcel C) where the applicant is
requesting office (0-2) uses. The applicant has proffered that Parcels A and B will not
exceed 2.0 lots per acre (Proffered Condition 2). This proffer will allow development of
sixty-eight (68) lots on those residential parcels. This request will not limit development
of the office tract (Parcel C) to specific land uses; therefore, it is difficult to anticipate
traffic generation. Based on single family and general office trip rates, development could
6 01SN0150/WP/FEB28J
generate approximately 970 average daily trips. These vehicles will be distributed via
Mineola Drive to Old Centralia Road which had a 2000 traffic count of 3,523 vehicles per
day.
The property is currently zoned Light Industrial (I-1). Based on light industrial trip rates,
development could generate approximately 1,530 average daily trips. The traffic generated
by this proposal is no greater than would be generated under the current zoning.
In conjunction with recordation of Mineola Subdivision, a stub road right of way (Bethesda
Drive) was provided to the subject property. Traffic generated from development of the
subject property must not increase traffic volumes along subdivision streets within Mineola
Subdivision in excess of the acceptable level (1,500 vehicles per day) established by the
Planning Commission Stub Road Policy. The applicant has proffered that no vehicular
road connection will be provided between Parcels A and B (Proffered Condition 4). Based
on this proffer and the maximum density proffer of two (2) lots per acre (Proffered
Condition 2), eleven (11) lots could be developed on Parcel A with access through the
Mineola Subdivision via an extension of Bethesda Drive. Traffic generated by these lots
will not cause the volume on the streets in Mineola Subdivision to exceed the acceptable
level as per the Policy.
Development of the office parcel (Parcel C) must adhere to the Development Standards
Manual in the Zoning Ordinance relative to access and internal circulation (Division 5).
Parcel C is located in the northeast comer of the Mineola Drive/Old Centralia Road
intersection. Due to the proximity of that intersection to the limited road frontage of the
property, the applicant has proffered that no direct access will be provided from the
property to Old Centralia Road (Proffered Condition 5). Access from the property to Old
Centralia Road will be provided via Mineola Drive.
At time of site plan review for the office tract, specific recommendations will be provided
regarding access and internal circulation.
7 01SN0150/WP/FEB28J
Financial Impact on Capital FacilitieS:
PER UNIT
Potential Number of New Dwelling Units 72* 1.00
Population Increase 198.00 2.75
Number of New Students
Elementary 18.72 0.26
Middle 9.36 0.13
High 11.52 0.16
TOTAL 39.60 0.55
Net Cost for Schools 258,696 3,593
Net Cost for Parks 58,248 809
Net Cost for Libraries 18,288 254
Net Cost for Fire Stations 18,360 255
Average Net Cost for Roads 0 0
TOTAL NET COST 353,592 4,911
Based on a density of 2.0 units per acre. (Condition 2)
As noted, this proposed development will have an impact on capital facilities. Staff has calculated
the fiscal impact of every new d~velling unit on schools, parks, libraries and fire stations at $4,911
per unit. The applicant has been advised that a maximum proffer of $4,693 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 8)
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 of $4,693 in
this case.
8 01SN0150/WP/FEB28I
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Chester Village Plan which suggests the property is
appropriate for single family residential uses with a density of 1 ~01 to 2.5 units per acre
or less.
Area Development Trends:
Property to the north is zoned Light Industrial (I-1) and is vacant. This industrial zoning
occurred at, or prior to 1973, predating the adoption of the ~ in 1989.
Properties to the south, east and west are zoned Residential (R-12) and are occupied by
single family dwellings or are vacant. It is anticipated that residential single family
development will continue in this immediate area, consistent with the Plan.
Zoning History_:
The subject property was originally part of a Light Industrial (I-1) zoned tract containing
approximately 283 acres. On January 23, 1980, the Board of Supervisors approved a
rezoning of a 176 acre portion of this tract, located adjacent to and south and east of the
subject property, from Light Industrial (M-l) to Residential (R-15 and R-12) (Case
79Sl18) in addition to other area properties which were rezoned with this case. This
adjacent residentially zoned property was subsequently developed as Mineola Subdivision.
The request property was a part of this case, however, was withdrawn prior to the Board's
final action.
Site Design:
A Master Plan has been submitted with this request. Parcels A and B contain
approximately thirty-two (32) acres and are proposed for residential development. Within
Parcel C, which contains approximately two (2) acres, a use exception is requested to
permit Neighborhood Office (O-1) uses in addition to single family development. (Textual
Statement, Item 1 .a)
The request property abuts Mineola Subdivision to the east and south. These sections of
Mineola Subdivision are zoned Residential (R-12) and must comply with R-12 development
standards. Proffered Condition 5 would prohibit direct access from the property to Old
Centralia Road. Access to Parcels B and C will be from Mineola Drive and access to
Pamel A will be from Bethesda Drive. There will be no vehicular road connection
between Parcels A and B (Proffered Condition 4). The applicant has proposed a maximum
density of 2.0 lots per acre on Parcels A and B (Proffered Condition 2 and Textual
9 01SN0150/WP/FEB28J
Statement Item 1.b). As proffered, there is a potential that Parcel A could be developed
with a density greater than 2.0 units per acre if Parcel B were developed for a lower
density. Therefore, in lieu of acceptance of Proffered Condition 2, staff recommends
imposition of Condition 2.
Comparison of Area Lot Sizes and Densities:
In an effort to address compatibility with an adjacent subdivision development, the
applicant has proffered a condition relative to lot size and density. Based upon the
proffered conditions, Parcel A would have no access to Parcels B and C and would most
likely have sole access to Mineola Subdivision. Based upon the recommended conditions
relative to density, approximately eleven (11) lots could be developed with sole access to
Mineola Subdivision. All lots having sole access to Mineola Subdivision will have a
minimum lot area of 13,700 square feet and a density not to exceed 2.0 lots per acre
(Proffered Condition 3). In comparison, lots within Section B of Mineola Subdivision,
through which access to Bethesda Drive is provided, have an average lot size of 13,674
square feet and a density of approximately 2.7 lots per acre. Therefore, lots having sole
access through Mineola, Section B will exceed the average lot area and have a density less
than this adjacent development. (Proffered Condition 3)
Use Exceptions:
As previously noted, the applicant is requesting a Conditional Use Planned Development
to permit Neighborhood Office (O-1) uses within Pamel C, which contains approximately
two (2) acres. The applicant has proffered that development of O-1 uses will conform to
Emerging Growth Area requirements of the Zoning Ordinance. These requirements
address access, parking, landscaping, architectural treatment, setbacks, signs, buffers,
utilities, and screening of dumpsters and loading areas. (Textual Statement, Item 1.a)
Architectural Treatment for Office Development Within Tract C:
The Textual Statement requires compliance with Emerging Growth District Standards for
O-1 development in Tract C. Currently, within Emerging Growth Areas, no building
exterior which would be visible to any A or R District or any public right of way may
consist of architectural materials inferior in quality, appearance, or detail to any other
exterior of the same building. There is, however, nothing to preclude the use of different
materials on different building exteriors, but rather, the use of inferior materials on sides
which face adjoining property. No portion of a building constructed of unadorned concrete
block or corrugated and/or sheet metal may be visible from any adjoining A or R District
or any public right of way. No building exterior may be constructed of unpainted concrete
block or corrugated and/or sheet metal. All junction and accessory boxes shall be
minimized from view of adjacent property and public rights of way by landscaping or
architectural treatment integrated with the building served. Mechanical equipment,
10 01SN0150/WP/FEB28J
whether ground-level or rooftop, shall be screened from view of adjacent property and
public rights of way and designed to be perceived as an integral part of the building, except
as stated herein.
Buffers and Screening for Office Development Within Tract C:
Currently, the Zoning Ordinance requires that solid waste storage areas (i.e., dumpsters,
garbage cans, trash compactors, etc.) be screened from view of adjacent property and
public rights of way by a solid fence, wall, dense evergreen plantings or architectural
feature, and that such area within 1,000 feet of any residentially zoned property or
property used for residential purposes not be serviced between the hours of 9:00 p.m. and
6:00 a.m. In addition, sites must be designed and buildings oriented so that loading areas
are screened from any property where loading areas are prohibited and from public rights
of way.
Currently, the Zoning Ordinance does not require buffering between single family
residential districts. Should Parcel C develop for Neighborhood Office (O-1) uses, a forty
(40) foot buffer will be required within the limits of Parcel C as it adjoins the residential
lots on Parcel B. (Textual Statement, Item 2)
CONCLUSIONS
The proposed residential zoning and land use portion of this request conform to the Chester
Village Plan which suggests the property is appropriate for residential use of 1.01 to 2.5 units per
acre. With imposition of Condition 2, the request would yield an overall density of 2.0 lots per
acre, consistent with densities established in the Plan. Further, lots developed with their sole
access through Mineola Subdivision would yield a density of 2.0 lots per acre with a minimum lot
size of 13,700 square feet, conforming to existing residential development patterns within this
adjoining subdivision.
The proffered conditions address the impacts of this development on necessary capital facilities,
as outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the needs for schools,
parks, libraries and fire stations is identified in the County's adopted Public Facilities Plan, the
Thoroughfare Plan and FY 2001~2005 Capital Improvement Program and the impact of this
development is discussed herein. The proffered conditions adequately mitigate the impact on
capital facilities, thereby insuring adequate service levels are maintained and protecting the health,
safety and welfare of County citizens.
The proposed Neighborhood Office (O-1) use exceptions do not conform to the Plan. Specifically,
such uses should generally be integrated within a planned residential neighborhood to serve
specific area needs while providing maximum compatibility with, and minimal impact upon, the
surrounding residential development. Located at the entrance to Mineola Subdivision and
accessing Mincola Drive directly across from existing subdivision lots, there is a potential conflict
11 01SN0150/WP/FEB28I
between the proposed O-1 and existing residential uses with respect to traffic, noise and glare.
Further, the indiscriminate location of non-residential uses at the edge of existing subdivision
development may set a precedent for similar growth in conflict with the Plan.
Given these considerations, approval of this request is recommended subject to the conditions and
acceptance of Proffered Conditions 3 through 8 which limit development of the property for
residential use.
CASE HISTORY
Planning Commission Meeting (12/19/00):
At the request of the applicant, the Commission deferred this case to February 20, 2001,
to allow the applicant time to meet with area property owners.
Staff (12/20/00):
The applicant was advised in writing that any significant nexv or revised information should
be submitted no later than December 28, 2000, for consideration at the Commission's
February public hearing. Also, the applicant was advised that a $150.00 deferral fee must
be paid prior to the Commission's February public hearing.
Applicant (1~2/01):
The $150.00 deferral fee was paid.
Area Property Owners, Staff and Bermuda District Commissioner (1/10/01):
A meeting was held with area property owners to discuss their concerns. Issues discussed
included access, road connection to Mineola Subdivision, traffic generation on Old
Centralia Road, wetlands, drainage and proposed Neighborhood Office (O-1) uses.
Staff (1/24/01):
To date, no new information has been submitted.
12 01SN0150/WP/FEB28J
Pla~ming Commission Meeting (2/20/01):
The applicant did not accept the recommendation.
There was opposition present. Concerns were expressed relative to the development of
Neighborhood Office (O-1) uses on the property.
Mr. Cunningham indicted that the proposed O-1 uses do not comply with the Chester
Village Plan and would be incompatible with area residential uses.
The applicant indicated that he would accept staff's recommendation to basically deny the
0-1 uses proposed by this application.
On motion of Mr. Cunningham, seconded by Mr. Gulley, the Commission recommended
approval of this request subject to the conditions and acceptance of Proffered Conditions
3 through 8 on pages 3 and 4. Further, the Cormnission recommended that Proffered
Conditions 1 and 2 not be accepted.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, February 28, 2001, beginning at 7:00 p.m., will take
under consideration this request.
13 01SN0150/WP/FEB28J
LAND STRATEGIES, LLC
Commercial & Investment Real Estate Advisors
106 Blackheath Road
Williamsburg, VA 23188
757/565-4076 · FAX 757/565-4103
e-mail: jwtucker~landstr~egies.com
Web Site: http://www.landstrategies.corn
October 16, 2000
Chesterfield County
Planning Department
Chesterfield, VA 23832
RE: Mineola Heights Rezoning Application -Textual Statement
Request:
Re. zoning from Light Industrial (I-1) to (R-12) with Conditional Use Planned
Development to permit use exceptions on Pamel "C', subject to the following
standards:
Parcel "C":
1. Permitted Uses:
a. Uses permitted by right or with restrictions in the Neighborhood
Office (O-1) District, subject to Emerging Growth standards of
the Zoning Ordinance.
b. Residential (R-12) uses, provided the density of Parcels B and C
does not exceed a density of 2.0 units per acre.
2. Buffers: Should Parcel "C" be developed for any Neighborhood Office
(O-1) use, a forty (40) foot buffer shall be provided adjacent to residential
lots located within Parcel "B".
I-1
01SN0150
60,0 0 600 Feet Rezoning: I-1 TO R-12
w/C.U.P.D.
Sheet #: 26
PARCEL A = 5.5:~ ACRES
PARCEL B = 28;6+- ACRES
PARC.EL C = 2;2+- ACRES
TOTAL = $6.5+- ACRES
Ol5NOl50-1