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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
08SN0254
Finer Homes, Inc.
October 22, 2008 BS
Dale Magisterial District
Beulah Elementary; Salem Middle; and Bird High Schools Attendance Zones
South line of Beulah Road
RE VEST: 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. A maximum of ten (10) lots are proposed, yielding a density of
approximately 1.78 dwelling units per acre. (Proffered Condition 3)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
AYES: MESSRS. BASS, BROwN, HASSEN AND VVALLER.
ABSENT: MR. GULLEY.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land use conforms to the Central Area Plan which suggests
the request property is appropriate for residential use of 1.0 to 2.5 units per acre.
B. The proffered conditions adequately address the impacts of this development on
necessary capital facilities, thereby assuring adequate service levels are
maintained and protecting the health, safety and welfare of County citizens as
discussed therein.
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) Public water and wastewater shall be used. (U)
(STAFF/CPC) 2) The applicant, subdivider, or assignee(s) shall pay the following,
for infrastructure improvements within the service district for the
property, to the county of Chesterfield prior to the issuance of
building permit:
A) $18,080.00 per dwelling unit, if paid prior to July 1, 2009;
or
B) If payment is made after June 30, 2009, the amount
approved by he Board of Supervisors not to exceed
$18,080.00 per dwelling unit adjusted annually in
accordance with the cash proffer policy.
C) Cash proffer payment shall be spent for the purposes
proffered or as otherwise permitted by law.
D) Should any impact fees be imposed by the County of
Chesterfield at any time during the life of the development
that are applicable to the property, the amount paid in cash
proffers shall be in lieu of or credited toward, but not be in
addition to, any impact fees, in a manner determined by the
County. (B&M)
(STAFF/CPC) 3) The maximum density of this development shall not exceed ten
(10) lots. (P)
(STAFF/CPC) 4) Except for timbering approved by the Virginia State Department of
Forestry for the purpose of removing dead or diseased trees, there
shall be no timbering on the Property until a land disturbance
permit has been obtained from the Environmental Engineering
Department and the approved devices installed. (EE)
(STAFF/CPC) 5) There shall be no direct vehicular access from the property to
Beulah Road. (T)
(STAFF/CPC) 6) In conjunction with recordation of the initial subdivision plat,
forty-five (45) feet of right-of way along the south side of Beulah
2 08SN0254-OCT22-BOS-RPT
Road, measured from the centerline of that part of the roadway
immediately adjacent to the property, shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County. (T)
(STAFF/CPC) 7) The developer shall provide the following improvements in
conjunction with the initial development on the property:
A) Widening/improving the south side of Beulah Road to an
eleven (11) foot wide travel lane, measured from the
existing centerline of the road, with an additional one (1)
foot wide paved shoulder plus a seven (7) foot wide
unpaved shoulder, and overlaying the full width of the road
with one and a half (1.5) inch of compacted bituminous
asphalt concrete, with any modifications approved by the
Transportation Department, for the entire property frontage.
B) Dedication to and for the benefit of Chesterfield County,
free and unrestricted, of any additional right-of way (or
easements) required for the improvements identified above.
(T)
(STAFF/CPC) 8) The minimum gross floor area for one story dwelling units shall be
1700 square feet and dwelling units with more than one story shall
have a minimum gross floor area of 1800 square feet. (BI & P)
(STAFF/CPC) 9) All exposed portions of the foundation of each new dwelling unit
shall be faced with brick or stone veneer. Exposed piers supporting
front porches shall be faced with brick or stone veneer. (BI & P)
GENERAL INFORMATION
T ,ncati nn
South line of Beulah Road, west of Salem Church Road. Tax ID 777-674-Part of 2340.
Existing Zoning:
A
Size:
5.6 acres
Existing Land Use:
Vacant
3 08SN0254-OCT22-BOS-RPT
Adjacent Zoning and Land Use:
North and South - A and R-7; Single family residential or vacant
East - A, R-7 and R-9; Single family residential or vacant
West - A; Single family residential on acreage parcels or vacant
T ITTT ,TTTF,~
Public Water System:
The request site is within the Courthouse Water Pressure Zone and the public water system
is available to serve this site. There is an existing sixteen (16) inch water line extending
along the north side of Beulah Road, adjacent to the request site. Use of the public water
system has been proffered. (Proffered Condition 1)
Public Wastewater System:
The request site is within the Kingsland Creek Sewer Service Area. There is an existing
fifteen (15) inch wastewater trunk line extending along Reedy Creek that terminates
adjacent to the eastern side of Salem Church Road in Bendahl Valley Subdivision, Section
A, approximately 2,100 feet southeast of the request site. Use of the public wastewater
system has been proffered. (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the south to an intermittent stream and then via the
intermittent stream to Kingsland Creek. There are currently no known on- or off site
drainage or erosion problems and none are anticipated after development.
The property is currently wooded and, as such, should not be timbered without obtaining
a land disturbance permit from the Department of Environmental Engineering and the
appropriate erosion control devices being installed (Proffered Condition 4). This will
assure that erosion control measures are in place prior to any land disturbance.
PUBLIC FACILITIES
The need for schools, parks, libraries, fire stations and transportation facilities 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 Public Facilities Plan indicates that fire and emergency medical service (EMS) calls
are expected to increase forty-four (44) to seventy-eight (78) percent by 2022. Six (6)
4 08SN0254-OCT22-BOS-RPT
new fire/rescue stations are recommended for construction by 2022 in the Plan. In
addition to the six (6) new stations, the Plan also recommends the expansion of five (5)
existing stations.
Based on ten (10) dwelling units, this request will generate approximately two (2) calls
for fire and emergency medical service (EMS) each year. The applicant has addressed
the impact on fire and EMS. (Proffered Condition 2)
The Airport Fire Station Company 15 currently provides fire protection and emergency
medical service. when the property is developed, the number of hydrants, quantity of
water needed for fire protection and access requirements will be evaluated during the
p ans review process.
Sch~~ls:
Approximately five (5) (Elementary: 2, Middle: 1, High: 2) students will be generated
by this request. This site lies in the Beulah Elementary School attendance zone: capacity
- 508, enrollment - 550; 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 an impact on the elementary and high school levels. There are
currently five (5) trailers at Beulah Elementary, four (4) trailers at Salem Middle and five
(5) trailers at Bird High. This case, combined with other tentative residential
developments and zoning cases in the area, would continue to push these schools to
capacity. This case could necessitate some form of relief in the future. The applicant has
offered measures to assist in mitigating the impact of this development on schools.
(Proffered Condition 2)
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.
Development would most likely affect either the Central or Meadowdale Libraries. A
larger Meadowdale Library is currently under construction. The applicant has offered
measures to assist in mitigating the impact of this development of libraries. (Proffered
Condition 2)
Parks and Recreation:
The Public Facilities Plan identifies the need for three (3) new regional parks, seven (7)
community parks, twenty-nine (29) neighborhood parks and five (5) community centers
by 2020. In addition, the Public Facilities Plan identifies the need for ten (10) new or
expanded special purpose parks to provide water access or preserve and interpret unique
recreational, cultural or environmental resources. The Plan identifies shortfalls in trails
5 08SN0254-OCT22-BOS-RPT
and recreational historic sites. The applicant has offered measures to assist in addressing
the impact of this development on Parks and Recreation facilities. (Proffered Condition
2)
Transportation:
The property is approximately six (6) acres on the south side of Beulah Road just west of
the intersection of Salem Church Road and Beulah Road. The applicant is requesting
rezoning from Agricultural (A) to Residential (R-12) and has proffered a maximum
density often (10) lots. (Proffered Condition 3)
Based on trip generation rates for single-family detached units, development of the
property could generate approximately 125 average daily trips. This traffic would be
distributed to Beulah Road, which had a 2006 traffic count of 7,063 vehicles per day and
was functioning at an acceptable Level of Service D; and Salem Church Road, which had
a 2006 traffic count of 4,499 vehicles per day and was functioning at an acceptable Level
of Service C.
The Thoroughfare Plan identifies Beulah Road as a major arterial with a recommended
right of way width of ninety (90) feet. The applicant has proffered to dedicate forty-five
(45) feet of right-of way along Beulah Road adjacent to the property in accordance with
this plan. (Proffered Condition 6)
To reduce conflict points and decrease the potential for accidents, direct vehicular access
to major arterials, such as Beulah Road, should be controlled. Because of the limited
property frontage along Beulah Road and the proximity to the Salem Church Road
intersection, staff cannot support any direct vehicular access from the property to Beulah
Road. The applicant has proffered to preclude vehicular access from the property to
Beulah Road (Proffered Condition 5) and intends to access the property through adjacent
properties to the south.
The traffic impact of this development must be addressed. The applicant has proffered
the customary road improvements, including widening/improving Beulah Road for the
entire property frontage and dedication of any additional right-of way required for these
improvements. (Proffered Condition 7)
Area roads need to be improved to address safety and accommodate the increase in traffic
generated by this development. Traffic generated by this development will travel along
Beulah Road and Salem Church Road. Sections of Beulah Road have little or no
shoulders, fixed objects adjacent to the edge of pavement, and poor vertical and
horizontal alignments. The applicant has proffered to contribute cash, in an amount
consistent with the Board of Supervisors' Policy, towards mitigating the traffic impact of
this development. (Proffered Condition 2)
Cash proffers alone will not cover the cost of the road improvements needed in this area.
The county has abond-funded project that involves the reconstruction of Beulah Road
6 08SN0254-OCT22-BOS-RPT
between Summerleaf Drive and Hopkins Road. These improvements are currently under
construction.
VDOT's "Chapter 527" regulations, dealing with development Traffic Impact Analysis
requirements, have recently been enacted. Staff has been meeting with VDOT to attempt
to understand the process and the impact of the regulations. At this time, it is uncertain
what impact VDOT's regulations will have on the development process or upon zonings
approved by the county. The applicant has indicated that this request does not meet the
thresholds that would require a Traffic Impact Analysis to be submitted to VDOT.
VDOT's Access Management Regulations were enacted on July 1, 2008, but only apply
to roads that VDOT classifies as Principal Arterials. The regulations are scheduled to
apply to roads such as Beulah Road, which has a classification of Urban Minor Arterial,
on October 1, 2009. Because these Regulations have not been finalized, it is unclear
what impact, if any, they will have on the property.
Financial Impact on Capital Facilities:
Per Dwelling Unit
Potential Number of New Dwelling
Units 10~ 1.00
Population Increase 26.90 2.69
Number of New Students
Elementary 2.20 0.22
Middle 1.10 0.11
High 1.60 0.16
TOTAL 4.90 0.49
Net Cost for Schools $81,480 $8,148
Net Cost for Parks 11,300 1,130
Net Cost for Libraries 2,540 254
Net Cost for Fire Stations 5,560 556
Average Net Cost for Roads 138,710 13,871
TOTAL NET COST $239,590 $23,959
~ Based on a proffered maximum often (10) lots (Proffered Condition 3). The actual number of
lots and corresponding impact may vary.
As noted, this proposed development would have an impact on capital facilities. At the time that
this rezoning application was submitted, the calculated fiscal impact of every new dwelling unit
7 08SN0254-OCT22-BOS-RPT
on schools, roads, parks, libraries, and fire stations was $15,648 per unit. Effective July 1, 2008
the maximum per-dwelling-unit cash proffer was increased to $18,080. The applicant has been
advised that a maximum cash 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 $18,080 per dwelling unit to assist in defraying the cost of this
proposed zoning on such capital facilities. (Proffered Condition 2)
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 1 IMF,
Comprehensive Plan:
Lies within the boundaries of the Central Area Plan which suggests the property is
appropriate for residential use of 1.0 - 2.5 units per acre.
Area Development Trends:
Area properties are zoned agriculturally and residentially and are occupied by single
family residential use within the Salem Estates and Orchardhill Subdivisions, on acreage
parcels, or are vacant.
Comparable Lot Sizes, Densities and Sole Access:
As noted herein, Proffered Condition 5 prohibits access from the property to Beulah
Road. The applicant intends to provide sole access for this development through adjacent
property to the south which is zoned Residential (R-7) and is planned as the Windermere
Subdivision. Typically, new lots developed with sole access through an existing
subdivision share an identity with the adjacent subdivision and should have comparable
lot sizes and densities to ensure compatibility between the two (2) developments. In this
case, no lots have been recorded on the property to the south which is zoned Residential
(R-7). Minimum standards of the Zoning Ordinance for development within the
Residential (R-7) District would permit a minimum lot area of 9,000 square feet. A
maximum of 4.84 dwelling units are permitted within the R-7 District and the average
actual lots recorded between 2004 and 2006 within and R-7 District utilizing water and
sewer was 2.21 dwelling units per acre. In this case, a maximum of ten (10) dwelling
units is proposed, yielding a density of approximately 1.78 units per acre (Proffered
Condition 3). In addition, with the proposed R-12 zoning, lots are required by the Zoning
Ordinance to have a minimum area of 12,000 square feet. Staff anticipates that lots
developed on the request property will be compatible with lots development on the
adj acent property to the south through which sole access is planned.
8 08SN0254-OCT22-BOS-RPT
House Sizes and Foundation Treatments:
Proffered conditions address minimum house sizes and foundation treatments. (Proffered
Conditions 8 and 9)
CONCLUSION
The proposed zoning and land use conform to the Central Area Plan which suggests the request
property is appropriate for residential use of 1.0 to 2.5 units per acre.
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 is identified in the Public Facilities Plan, the
Thoroughfare Plan and the Capital Improvement Program, and the impact of this development is
discussed herein. The Proffered Conditions mitigate the impact on capital facilities, thereby
insuring adequate service level are maintain and protecting the health, safety and welfare of County
citizens.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Applicant (9/11/08):
A revision to the proffered conditions was submitted.
Planning Commission Meeting (9/16/08):
The applicant accepted the recommendation. There was opposition present expressing
concerns relative to the proposed density and traffic.
On motion of Dr. Brown, seconded by Mr. Waller, the Commission recommended approval
and acceptance of the proffered conditions on pages 2 and 3.
AYES: Messrs. Bass, Brown, Hassen and Waller.
ABSENT: Mr. Gulley.
The Board of Supervisors, on Wednesday, October 22, 2008, beginning at 6:30 p.m., will take
under consideration this request.
9 08SN0254-OCT22-BOS-RPT
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