00SN0218-JUNE28.pdfJune 28, 2000 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
00SN0218
Otterdale Development Company, LLC
Matoaca Magisterial District
West line Otterdale Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-12) with Conditional Use Planned
Development to allow use and bulk exceptions.
PROPOSED LAND USE:
A single family residential subdivision is planned with supporting recreational
facilities. The applicant has agreed to limit the development to a maximum of 675
dwelling units, yielding a density of approximately 2.0 dwelling units per acre.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 8.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land use conform to the Upper Swift Creek Plan which
suggests the property is appropriate for residential use of 2.0 units per acre or less.
B. The proposed zoning and land use are representative of anticipated area development.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The proffered conditions ad&ess the impact of this development on necessary capital
facilities, as outlined in the Zoning Ordinance and Comprehensive Plan.
Specifically, the need for schools, parks, libraries and fire stations is identified in the
County's adopted Public Facilities Plan and FY 2000-2004 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.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
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.
Limitation on Number of Dwellings. The overall number of
dwellings for the entire Property shall not exceed six hun&ed
seventy-five (675) units. (P)
(STAFF/CPC) 2. Transportation.
Dedications. In conjunction with the recordation of the first
subdivision plat, the following rights of way shall be
dedicated, free and unrestricted, to and for the benefit of
Chesterfield County:
forty-five (45) feet of right of way on the west side of
Otterdale Road, measured from the centerline of that
part of Otterdale Road immediately adjacent to the
Property;
ii.
a two hun&ed (200) foot wide right of way for a
limited access facility (Powhite Parkway Extended)
through the northwest comer of the property~he
exact location of such right of way to be approved by
the Transportation Department; provided that there
shall be no such requirement to dedicate such right of
way if an alternative location for Powhite Parkway
Extended is approved by the Board of Supervisors;
and
2 00SN0218/WP/JUNE28I
(STAFF/CPC)
(STAFF/CPC)
iii.
any right-of-way (or easements) required for the
transportation improvements specified in proffered
condition 2c.
Access. Direct access from the property to Otterdale Road
shall be limited to two (2) public roads. The exact location of
these accesses shall be approved by the Transportation
Deparunent.
Road Improvements. To provide an adequate roadway system,
the developer shall be responsible for the following:
Construction of additional pavement along Otterdale
Road at each access to provide separate left and right
turn lanes, if warranted based on Transportation
Deparnnent standards; and
ii.
Relocation of the ditch line to provide an adequate
shoulder along the west side of Otterdale Road for the
entire property frontage.
Phasing Plan. Prior to any road and drainage plan approval,
a phasing plan for the required improvements specified in
proffered condition 2c shall be submitted to, and approved by,
the Transportation Department.
Setback for Sound. A two hundred (200) foot setback,
exclusive of required yards, shall be provided from any right
of way for Powhke Parkway Extended. Natural vegetation
shall be retained within this setback area, unless removal of
the vegetation is approved by the Planning Commission. (T)
Minimum Square Footage. Minimum gross floor area for homes
shall be as follows:
a. 1 story 1,800 square feet
b. More than 1 story 2,000 square feet
Recreation Areas. Recreation areas totaling a minimum of five (5)
acres shall be provided within the development and shall include, but
not be limited to, tennis courts, a picnic pavilion, benches, a tot lot,
and a pedestrian trail along that portion of the property that directly
3 00SN0218/WP/JUNE28I
adjoins Otterdale Branch. Such recreation areas shall be subject to
the following requirements:
With the exception of playground areas which accommodate
swings, jungle gyms, or similar facilities and tennis courts, all
outdoor play fields, swimming pools and similar active
recreational areas shall be located a minimum of one hun&ed
(100) feet from adjacent properties zoned or designated on the
County's Comprehensive Plan for residential use, a minimum
of one hun&ed (100) feet from any existing or proposed
single family residential lot line, and a minimum of fifty (50)
feet from any existing or proposed road; (P)
Within the one hun&ed (100) and fifty (50) foot setbacks, a
fifty (50) foot buffer shall be provided along the per'Lmeter of
all active recreational facilities except where adjacent to any
existing or proposed road. This buffer shall conform to the
requirements of Section 19-521 (a) through (h) and 19-
522(a)(2) of the Zoning Ordinance for fifty (50) foot buffers;
(P)
Any playground areas (i.e. areas accommodating swings,
jungle gyms or similar such facilkies) and tennis courts shall
be located a minimum of forty (40) feet from all property
lines. A forty (40) foot buffer shall be provided along the
perimeter of these recreational facilkies except where
adjacent to any existing or proposed roads. This buffer shall
conform to the requirements of Sections 19-521 (a) through
(h) and 19-522(a)(2) of the Zoning Ordinance for fifty (50)
foot buffers. (P)
Nothing within this condition shall prevent development of
indoor facilities and/or parking within the one hun&ed (100)
foot setback; (P)
There shall be no outside public ad&ess system or speakers;
(P)
Exterior lighting for recreational uses shall comply with
Section 19-573 of the Zoning Ordinance, and the maximum
height for light posts shall not exceed twenty (20) feet. (P)
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(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
The location of all active recreational uses shall be identified
in conjunction with the submittal of the first tentative
subdivision plan; (P)
In conjunction with the recordation of any lot adjacent to
active recreational area(s), such area(s) shall be identified on
the record plat along with the proposed recreational uses and
required conditions; and (P)
A common area or easement across individual lots for a
pedestrian trail shall be provided along Otterdale Branch
within that portion of the property that directly adjoins
Otterdale Branch, extending west from Otterdale Road for
approximately three thousand five hundred (3500) feet.
Unless otherwise requested by the applicant and approved by
the Parks and Recreation Department at time of tentative
subdivision review, a pedestrian trail having a minimum
width of four (4) feet shall be constructed within and for the
entire length of such easement or common area, except that,
at the option of the applicant, such construction of the trail
may terminate at points not more than two hundred (200) feet
from the eastern and western limks of this linear easement or
common area. Such trail shall be maintained by a
homeowners association. (P&R)
Public Utilities. The public water and wastewater systems shall be
used. (U)
Timbering. With the exception of timbering to remove dead or
diseased trees which has been approved by the Virginia State
Department of Forestry, there shall be no timbering until a land
disturbance permit has been obtained from the Environmental
Engineering Deparlanent and the approved devices installed in
accordance with the Forestry Best Management Practices for Water
Quality in Virginia. (EE)
Severance. The unenforceability, elimination, revision or amendment
of any proffer set forth herein, in whole or in part, shall not affect the
validity or enforceability of any of the other proffers or the unaffected
part of any such proffer. (P)
Drainage. The developer shall make provisions to ensure the
adequacy of the culvert under Otterdale Road between Benmore Road
5 00SN0218/WP/JUNE28I
(STAFF/CPC)
and Inchcape Road to handle a 10-year storm. Such provisions may,
at the election of the developer, include (a) retaining water onsite or
diverting water, to ensure the adequacy of the existing culvert; (b)
enlarging the existing culvert, analyzing the two downstream ponds
and, if necessary, making improvements to those ponds as approved
by Environmental Engineering; or (c) other necessary improvements
approved by Environmental Engineering. (EE)
Cash Proffer. Prior to the time of issuance of a building permit for
each new dwelling unit, the applicant, subdivider, or its assignee,
shall pay to the County of Chesterfield the following amounts for
infrastructure improvements within the service district for the
Property:
For all residential units except those designated as age-
restricted units in accordance with paragraph (b):
i. if payment is made prior to July 1, 2000, $6200; or
ii.
if payment is made after June 30, 2000, the amount
approved by the Board of Supervisors, but not to
exceed the $6200 per dwelling unit as 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 the payment is made; or
For all residential units designated for senior housing, the
units of which meet the occupancy requirements for "age 55
or over" housing as set forth in section 3607 of the Fair
Housing Act, 42 USC Section 3601 et seq., as amended by
the Fair Housing Amendments Act of 1988, and of 24 CFR
Section 100.304 in effect as of the date of the rezoning, and
which are subject to the occupancy requirement that no
person under 19 shall reside in such unit:
if payment is made prior to July 1, 2000, $3093, to be
allocated among the facility costs as follows: $660
for parks, $264 for library facilities, $251 for fire
stations, and $1918 for roads; or
ii.
If payment is made after June 30, 2000, the amount
approved by the Board of Supervisors, but not to
exceed the $3093 per dwelling unit as adjusted
6 00SN0218/WP/JUNE28I
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
10.
11.
12.
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 the payment is made, to be
allocated pro-rata among the facility costs as specified
in (b)(i).
If any of the cash proffers are not expended for the purposes
designated by the Capital Improvement Program within fifteen (15)
years from the date of payment, they shall be returned in full to the
payor. Should Chesterfield County impose impact fees at any time
dur'mg 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)
Senior Housing. At the time of recordation of the subdivision, any
dwellings designated for senior housing shall be noted on the record
plat. Lots containing such dwellings shall be grouped together as part
of the same development section(s). (P, B&M)
Lot Location. Lots containing less than ninety (90) feet of lot width
shall be grouped together as part of the same development section(s)
to promote a coordinated uniform development pattern; however, at
the time of tentative subdivision review, lots containing less than
ninety (90) feet of lot width may be located within other parts of this
development provided they are integrated among other lots so as to
produce a visual blending whereby differences in lot widths within
the immediate vicinity of such smaller lots are not readily perceived.
(P)
A maximum of fifty (50) single family residential building permits
shall be issued for 2001.
A cumulative maximum of 100 single family residential building
permks shall be issued for 2002.
A cumulative maximum of 150 single family residential building
permks shall be issued for 2003.
A cumulative maximum of 200 single family residential building
permits shall be issued for 2004.
7 00SN0218/WP/JUNE28I
A cumulative maxunum of 250
permits shall be issued for 2005.
A cumulative maxunum of 300
permits shall be issued for 2006.
A cumulative maxunum of 350
permits shall be issued for 2007.
A cumulative maxunum of 400
permits shall be issued for 2008.
A cumulative maxunum of 450
permits shall be issued for 2009.
A cumulative maxunum of 500
permits shall be issued for 2010.
A cumulative maxunum of 550
permits shall be issued for 2011.
A cumulative maxunum of 600
permits shall be issued for 2012.
single family residential building
single family residential building
single family residential building
single family residential building
single family residential building
single family residential building
single family residential building
single family residential building
A cumulative maxunum of 650 single family residential building
permits shall be issued for 2013. (P)
GENERAL INFORMATION
Location:
West line of Otterdale Road, north of Broadmoom Road. Tax ID 709-684-Part of 1511 and
709-685-5232 (Sheet 9).
Existing Zoning:
Agricultural (A)
Size:
342.8 acres
Existing Land Use:
8 00SN0218/WP/JUNE28I
Single family residential
Adjacent Zoning and Land Use:
North - A and R-15; Single family residential or vacant
South - A; Single family residential or vacant
East - A, R-15 and R-40; Single family residential or vacant
West - A and R-9; Vacant
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the east side of Otterdale
Road, adjacent to the request site. Use of the public water system is intended and has been
proffered. (Proffered Condition 5)
Public Wastewater System:
There is an existing twenty-four (24) inch wastewater trunk line extending along a portion
of Otterdale Branch, terminating adjacent to Tweedsmuir Court in Beckenham Subdivision,
approximately 750 feet east of the request site. An extension of the Otterdale Branch trunk
line will be necessary to serve the majority of the proposed development. Recognizing that
wastewater service to the northwest quadrant of the development would necessitate the
acquisition of off-site easements along Otterdale Branch, west of the property frontage with
the creek, an on-site design that will achieve the same goal will be considered.
In addition, there is an existing ten (10) inch wastewater sub-trunk adjacent to Tweesdmuir
Turn in Beckenham Subdivision, approximately 1800 feet southeast of the request site. Due
to the topographic disposition of the property, the southeastern portion of the development
would require wastewater service from this wastewater sub-trunk. The natural drainage
course must be followed when practicable to insure the ability for future off-site extensions
to serve adjacent properties. However, staff will consider serving this area from the bulk of
the development provided public wastewater service to up-stream development is not
hindered.
Use of the public wastewater system is intended and has been proffered (Proffered Condition
5). The zoning action taken at this time does not obligate the County to accept any
preliminary layouts that have been received to this date.
ENVIRONMENTAL
Drainage and Erosion:
9 00SN0218/WP/JUNE28I
The majority of the property drains to Otterdale Branch and then east into Swift Creek
Reservoir. Approximately twenty-five (25) percent of the southernmost parcel drains to a
small pipe under Otterdale Road and then into small ponds directly downstream. This pipe
crossing is located between Benmore Road and Inchscape Road. The culvert may be
inadequate in size to meet VDOT's 10-year storm criteria for development of this portion of
the property and may therefore require upgrading. If upgraded, the two ponds located
downstream could possibly be breached. Provisions have been proffered to address these
concerns. (Proffered Condition 8)
The parcels are heavily wooded and, as such, should not be timbered until issuance of a land
disturbance permit. This will ensure that adequate erosion control measures are in place
prior to any timber'mg (Proffered Condition 6). There are currently no on-site drainage or
erosion problems. All dwellings recently built along Otterdale Branch between Otterdale
Road and the Swift Creek Reservoir have been located per the County's Floodplain
Management Ordinance.
Water Quality:
Otterdale Branch which is located generally along the northern boundary of the request site
is a perennial stream. Development must conform to the Upper Swift Creek watershed
requirements. It should be noted that the watershed is currently being studied relative to the
appropriateness of a watershed-wide BMP program. The County's consultant has
determined the approximate location of BMPs if a watershed-wide program is to be
implemented. All proposed BMPs for the watershed have been strategically located within
the study area to provide the maximum water protection for the reservoir. A sub-watershed
BMP is shown on a tributary stream located on the subject property. Under current
Ordinances, the developer will be required to construct a BMP to accommodate water quality
requirements. Based upon preliminary information, this BMP will be of sufficient size
should the watershed-wide BMP program be adopted.
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 2000-2004 Capital Improvement Program and
further detailed by specific depar1~nents herein. This development will have an impact on these
facilities.
Fire Service:
The Public Facilities Plan indicates that emergency service 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. This property is currently served by the
Swift Creek Fire/Rescue Station, Company Number 16 and Manchester Rescue Squad.
10 00SN0218/WP/JUNE28I
Based on 675 homes, this request could generate approximately 168 emergency calls for fire
and rescue services each year. The impact on fire service has been adequately addressed.
(Proffered Condition 9)
When the property is developed, the number of hydrants and quantity of water needed for fke
protection will be evaluated dur'mg the plans review process. 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 must be provided. This requirement is necessary to provide
emergency vehicles a second access to the homes should one access become blocked.
Schools:
Approximately 378 school age children could be generated by this development. The site
lies in the Grange Hall Elementary School attendance zone: capacity - 650, enrollment - 533;
Swift Creek Middle School zone: capacity - 1,200, enrollment - 1,297; and Clover Hill
High School zone: capacity - 1,700, enrollment - 1,710.
This development will have a major impact on area schools. This development will resuk
in the elementary school exceeding capacky, thereby resuking in an overcrowding of this
facilky. The middle and high schools already exceed capacky. Swift Creek Middle School
has five (5) classroom trailers and Clover Hill High School has eight (8). The impact on area
school needs has been addressed. (Proffered Condkion 9)
Libraries:
Consistent with Board of Supervisors' policy, the impact of development on library services
is assessed Countywide. Based on projected population growth, the Public Facilkies Plan
identifies a need for addkional 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 addkional square feet of library
space Countywide by 2015.
The proposed development could have an impact on either the Midlothian or Clover Hill
Libraries. The Public Facilities Plan identifies a future need for additional library space in
the service areas of both of these facilkies. The impact on library needs has been adequately
addressed. (Proffered Condkion 9)
Parks and Recreation:
The Public Facilities 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 Plan
11 00SN0218/WP/JUNE28I
identifies a need for 120 acres of community park space by 2015. The impact on Parks and
Recreation facilities has been adequately addressed. (Proffered Condition 9)
The Upper Swift Creek Plan recommends the preservation of linear parks along Swift Creek
and other tributaries of Swift Creek Reservoir. These stream corridors provide long natural
open spaces that can easily accommodate hiking trails while supplying needed park acreage
in the Upper Swift Creek area. Therefore, to preserve these natural waterways, protect water
quality and provide for greenways, staff requested dedication of a twenty (20) foot easement
to the County to construct a trail from Otterdale Road, west approximately 3,600 feet along
the main flow-line of Otterdale Creek. This section of greenway could ultimately be
extended to the east and west, connecting Swift Creek Reservoir with the Irvin G. Homer
Park. After several discussions, the applicant indicated that they would not agree to public
dedication, but would rather make provisions within their development for a greenway.
As an acceptable alternative, proffers require the provision of common area or an easement
across individual lots for the construction of a pedestrian trail along Otterdale Branch, from
Otterdale Road west approximately 3,500 feet. A pedestrian trail will be constructed within
this common open space or easement, but may terminate short of the eastern or western
limits thereby maintaining the trail for private use to accommodate internal pedestrian
circulation through the development and to the proposed community recreational area. With
this easement or common area, there will be an opportunity to discuss with future
homeowners provisions for general public access. (Proffered Condition 4.i)
Transportation:
The applicant has proffered amaximum densky of 675 unks (Proffered Condkion 1). Based
on single family trip rates, development could generate approximately 6,010 average daily
trips. These vehicles will be distributed along Otterdale Road which had a 1999 traffic count
of 1,026 vehicles per day.
The Thoroughfare Plan identifies Otterdale 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, measured from the centerline of Otterdale Road, in accordance with that
Plan. (Proffered Condition 2.a.i)
The Thoroughfare Plan also identifies a limked access facilky (Powhke Parkway Extended)
through the northwest comer of the property. The applicant has proffered to dedicate a 200
foot wide right of way through the northeast part of the property in accordance with that Plan
(Proffered Condition 2.a. ii.). Currently, staff is working on an update to the western half of
the Thoroughfare Plan. The alignment of the Powhke Parkway Extended could be altered
12 00SN0218/WP/JUNE28I
if realignment of the Powhite Parkway is approved and the realignment does not extend
through the property.
Noise from traffic along Powhite Parkway Extended could have an impact on the property.
The applicant has proffered to provide a 200 foot setback, exclusive of required yards, from
the Powhite Parkway Extended right of way to assist in noise mitigation. (Proffered
Condition 2.e.)
Access to major arterials, such as Otterdale Road, should be controlled. The applicant has
proffered that direct access from the property to Otterdale Road will be limited to two (2)
public roads. (Proffered Condition 2.b.)
Mkigating road improvements must be provided to address the traffic impact of this
development. The applicant has proffered to construct addkional pavement along Otterdale
Road at each access to provide left and right turn lanes based on Transportation Department
standards, and to relocate the ditch to provide an adequate shoulder along the west side of
Otterdale Road for the entire property frontage. (Proffered Condkion 2.c.)
The Thoroughfare Plan identifies the need to improve existing roads, as well as construct
new roads to accommodate growth. Area roads, such as Otterdale Road and Genito Road,
have narrow pavement, minimal shoulders and poor vertical and horizontal alignments.
These roadways need to be improved to address safety and accommodate the significant
increase in traffic generated by this development. The increase in traffic generated by this
development will significantly increase the need for transportation improvements in the area.
No projects are included in the current VDOT Six Year Secondary Road Improvement
Program to reconstruct these roadways. Although the applicant has proffered to contribute
the maximum cash proffer recommended in the Board's cash proffer policy, this amount will
only mitigate some of this impact. (Proffered Condition 9)
The Planning Commission Stub Road Policy suggests that subdivision streets anticipated to
carry more than 1,500 vehicles per day should be developed as "no-lot frontage" residential
collector roads. Based on the anticipated traffic volume generated by this proposed
development, a residential collector road network should be provided through the property.
At time of site plan review, specific recommendations will be provided regarding the internal
street network in addressing the Stub Road Policy and providing stub road right(s) of way
to adjacent properties.
Financial Impact on Capital Facilities:
I Potential Number of New Dwelling Units I 675*
PER UNIT
1.00
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PER UNIT
Population Increase 1869.75 2.77
Number of New Students
Elementary 182.25 0.27
Middle 87.75 0.13
High 108.00 0.16
TOTAL 378.00 0.56
Net Cost for Schools 2,238,300 3,316
Net Cost for Parks 474,525 703
Net Cost for Libraries 190,350 282
Net Cost for Fire Stations 180,900 268
Average Net Cost for Roads 1,381,725 2,047
TOTAL NET COST 4,465,800 6,616
*Based on a proffered maximum number of 675 dwelling units. (Proffered Condition 1)
As noted, this proposed development will have an impact on capital facilities. Staff has calculated
the fiscal impact of every new dwelling unit that is not designated for the elderly on schools, roads,
parks, libraries and fire stations at $6,616 per unit. Staff has calculated the fiscal impact of every
new dwelling unit designated for the elder on roads, parks, libraries and fires stations at $3190 per
dwelling unit. The applicant has been advised that a maximum proffer of $6,200 per dwelling unit
that is not age restricted ad $3,093 for every age restricted 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 9)
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.
Comprehensive Plan:
LAND USE
14 00SN0218/WP/JUNE28I
Lies within the boundaries of the Upper Swift Creek Plan which suggests the property is
appropriate for residential development of 2.0 dwelling units per acre or less.
Area Development Trends:
Property to the northeast and east contain single family residential subdivision developments.
Property to the southwest is vacant, but zoned for single family development. The remaining
properties to the north, west and south are zoned Agricultural (A) and are occupied by single
family residences or are vacant. Residential development at densities consistent with the
Plan is expected to continue in this area.
Site Design:
The applicant has proffered a maximum of 675 dwelling units (Proffered Condition 1).
Access is proposed to Otterdale Road. Based upon the number of proposed lots, it is
anticipated that two (2) access points will be provided to Otterdale Road. At the time of
tentative subdivision submission, restrictions on lots fronting Otterdale Road, provision of
buffers along Otterdale Road and internal site design will be reviewed. It is the intent to
provide a variety of housing types.
The Zoning Ordinance requires a minimum lot width of ninety (90) feet in a Residential (R-
12) District. A five (5) foot exception to permit an eighty-five (85) foot lot width has been
requested. This lot width exception would permit a closer grouping of lots, while
maintaining the minimum lot size of 12,000 square feet, as required in an (R-12) District.
These lots will be generally grouped together to provide a coordinated uniform development
pattern, or integrated among other lots, provided they are located so as to visually blend with
neighboring conventional lots. (Proffered Condition 11)
Any lots designated for senior housing will be designated on the record plats to assist in
tracking their associated impacts on capital facilities. (Proffered Condition 10)
Phasing:
In response to concerns relative to the impact of the development on area roads, a proffered
condition was submitted for the phasing of the development. Ultimate build out will not
occur until 2014 or later. (Proffered Condition 12)
Dwelling Size:
A minimum dwelling size of 1,800 square feet for one-story structures and 2,000 square feet
for structures greater than one-story has been proffered. (Proffered Condition 3)
15 00SN0218/WP/JUNE28I
Community Recreation:
A use exception has been requested to permk neighborhood recreational uses wkhin the
development. This recreation area will contain a minimum of five (5) acres and will include,
but not be limited to, tennis courts, a picnic pavilion, benches, tot lots and walking trails
(Proffered Condkion 4). The exact location of these facilkies will be determined during the
subdivision review process and will be noted on the record pla(s) to alert prospective
purchasers of the proximity to such future facilities. To provide for visual separation and
noise mitigation, setback and buffer requkements have been established between these
outdoor recreational areas and adjacent properties and there is a prohibkion on outside public
address systems and speakers. (Proffered Condkion 4)
CONCLUSIONS
The proposed zoning and land use conforms to the Upper Swift Creek Plan which suggests the
property is appropriate for residential use of 2.0 units per acre or less, and is representative of
anticipated area development.
In addkion, proffered conditions which provide for amenkies will enhance the project and guarantee
a qualky development. These proffers meet, or exceed, development standards required for similar
types of development recently approved in the County.
The proffered condkions address the impacts of this development on necessary capkal facilities, as
outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the need for schools, parks,
libraries and fke stations is identified in the County's adopted Public Facilities Plan and FY 2000-
2004 Capkal Improvement Program and the impact of this development is discussed herein. The
proffered condkions adequately mkigate the impact on capkal facilkies, thereby insur'mg adequate
service levels are maintained and protecting the heakh, safety and welfare of the County citizens.
Given these considerations, approval of this request is recommended.
16 00SN0218/WP/JUNE28I
CASE HISTORY
Planning Commission Meeting (5/16/00):
The applicant accepted the recommendation. There was opposition present. Concerns were
expressed relative to the impact of the drainage on Otterdale Branch and adjoining lots and
the area road network.
It was noted that the proffers address drainage concerns. It was noted that the applicant has
addressed the impact on area roads consistent with the Board of Supervisors' policy. The
applicant offered Proffered Condition 12 relative to the phasing of the development to
address concerns relative to the impact on area roads.
On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended
approval of this request and acceptance of the proffered conditions on page 2 through 8.
AYES: Unanimous.
The Board of Supervisors, on Wednesday, June 28, 2000, beginning at 7:00 p.m., will take under
consideration this request.
17 00SN0218/WP/JUNE28I
u
A
TO REIVlAIN
A
t
A
A
R-15
600 0 600 1200 Feet
Case #: 00SN0218
Rezoning: A TO R-12
W/C.U.P.D.
Sheet#: 9