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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
09SN0111
4c Tor 71 7(1(1Q rpr
November 19, 2008 BS
Branch's Bluff Development Company, LLC
Dale Magisterial District
Beulah Elementary; Salem Middle; and Bird High School Attendance Zones
Off the south line of Evelake Road
REQUEST: Rezoning from Agricultural (A) and Residential (R-7) to Residential (R-12).
PROPOSED LAND USE:
A single family residential subdivision is planned. A minimum lot size of 12,000 square
feet is permitted within the Residential (R-12) District. The average actual number of
lots recorded within an R-12 District between 2005 and 2007 was 1.71 dwelling units per
acre which would yield approximately twenty (20) dwelling units within this
development.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 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 uses conform to the Central Area Plan which
suggests the property is appropriate for residential use of 2.51- 4.0 dwelling units
per acre.
Providing a FIRST CHOICE community through excellence in public service
B. The proffered conditions mitigate the impact on capital facilities, consistent with
the Board of Supervisors' policy, thereby assuring adequate service levels are
maintained and protecting the health, safety and welfare of County citizens.
(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
The owner and developer in this rezoning request, Branch's Bluff Development Company, LLC
(the "Developer") pursuant to § 15.2-2298 of the Code of Virginia (1950 as amended) and the
Zoning Ordinance of Chesterfield County, Virginia (the "County") for itself and its successors
and assigns, hereby proffers that the development of the unimproved real property (the
"Property") under consideration in this rezoning request shall be developed in accordance with
the following conditions if, and only if, the request submitted herewith is granted with only those
conditions agreed to by the owner and applicant. In the event this request is denied or approved
with conditions not agreed to by the owner and applicant, the proffers shall immediately be null
and void and of no further force or effect.
(STAFF/CPC) 1. The public water and wastewater systems shall be used. (U)
(STAFF/CPC) 2. 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 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) 3. Timberin Except for timbering approved by the Virginia
Department of Forestry for 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)
2 09SN0111-NOV19-BOS-RPT
(STAFF/CPC) 4. Stormwater runoff from any impervious area that drains to
Thurston Road shall be conveyed with a system that shall be: 1)
designed and constructed to convey the ten (10) year storm event
to the south side of Thurston Road; or 2) designed and constructed
with on-site detention to retain the discharges for a two (2) and ten
(10) year post developed storm event to a two (2) and ten (10) year
pre-developed storm event condition, respectively, and which
discharges runoff into wetlands that are located on the eastern side
of Tax ID 786-669-0085. (EE)
GENERAL INFORMATION
T ,n~atinn~
Off the south line of Evelake Road, east of Hopkins Road. Tax IDs 785-671-Part of
7222; 786-669-0085; and 786-670-4173 and 4249.
Existing Zoning:
A&R-7
Size:
12.1 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North and West - R-7 & A; Single family residential or vacant
South - A; Single family residential or vacant
East - R-12 and A; Single family residential or vacant
T TTTT TTTF C
Public Water System:
The request site is within the Centralia Water Pressure Zone. There is an existing twelve
(12) inch water line extending along the north side of Kingsland Road approximately 1,700
feet north of this site. In addition to the Kingsland Road water line, a twelve (12) inch water
line extends along the west side of Hopkins Road approximately 150 feet west of this site.
3 09SN0111-NOV19-BOS-RPT
An eight (8) inch water line is proposed with the approved portion of Branch's Bluff
Subdivision that, when completed, will terminate adjacent to the northern boundary of the
request site. Use of the public water system has been proffered. (Proffered Condition 1)
Public Wastewater S,, sue:
The request site is within both the Kingsland Creek Sewer Service Area and Proctor's Creek
Sewer Service Area. There is an existing thirty-three (33) inch wastewater trunk line
extending along the south side of Kingsland Creek approximately 3,100 feet north of this
site. Approved plans for the development of Branch's Bluff Subdivision propose extending
an eight (8) inch wastewater line from the existing Kingsland Creek trunk line to serve the
majority of the request site. The southernmost parcel (GPIN: 786-669-0085) naturally drains
to Proctor's Creek and will require sewer service from the existing thirty (30) inch Proctors
Creek Wastewater Trunk Line, approximately 1,400 feet south of this site. Use of the public
wastewater system has been proffered. (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains in two (2) directions with the two (2) northern properties
draining towards the planned Branches Bluff Subdivision while the remaining two (2)
parcels drain to Thurston Road. There are no current on-site erosion problems and none
are anticipated after development.
The area is very flat and information submitted with Branches Bluff Subdivision
indicates the existence of wetlands on all parcels.
The culvert under Thurston Road appears to be inadequate. Proffered Condition 4 would
require stormwater runoff to either be conveyed with a system designed and constructed
to convey the ten (10) year storm to the south side of Thurston Road, or with a system
designed and constructed with on-site detention to achieve discharges at a two (2) and ten
(10) year pre-developed storm event condition, with discharges into wetlands located on
Tax ID 786-669-0085 (a portion of the request property).
The property is 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 are installed (Proffered Condition 3). This will assure
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."
4 09SN0111-NOV19-BOS-RPT
Fire ~Prvi~P~
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)
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 twenty (20) dwelling units, this request will generate approximately five (5)
calls for fire and EMS each year. The applicant has offered measures to assist in
addressing the impact of this development on Fire and EMS. (Proffered Condition 2)
The Centralia Fire Station, Company Number 17, 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 plans review process.
~chnnl~~
Approximately ten (10) (Elementary: 5, Middle: 2, High: 3) 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 schools. 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 ,ihrariPC~
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 in this area would most likely affect the Meadowdale, Central, or Chester
Libraries. The Plan identified a need to expand the Meadowdale and Chester Libraries. A
new Meadowdale Library is under construction. The applicant has offered measures to
assist in mitigating the impact of this development on library facilities. (Proffered
Condition 2)
5 09SN0111-NOV19-BOS-RPT
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 additional recreational facilities to include sports fields, trails,
playgrounds, court games, senior centers and picnicking area/shelters at existing parks to
complete build-out. The Plan also 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 assist in mitigating the impact of this development on Parks and Recreation
facilities. (Proffered Condition 2)
Transportation:
The property (12.1 acres) is currently zoned Agricultural (A) and Residential (R-7), and
the applicant is requesting rezoning to Residential (R-12). Based on single-family trip
rates, development could generate approximately 240 average daily trips (ADT). The
adjacent parcel to the northwest is zoned Residential (R-7) and has tentative subdivision
plat approval (Branch's Bluff). The applicant intends to develop the property in
conjunction with the proposed Branch's Bluff Subdivision. Vehicles generated by
development of the property will access via streets in Branch's Bluff Subdivision to
Hopkins Road which had a 2006 traffic count of 7,361 vehicles per day (VPD).
Included in the Subdivision Ordinance is the Planning Commission's Stub Road Policy.
The Policy suggests that subdivision streets anticipated to carry 1,500 VPD or more
should be designed as "no-lot frontage" collector roads. As previously stated, traffic
generated by this proposed development is anticipated to travel along the planned streets
in Branch's Bluff Subdivision. The approved tentative subdivision plat for Branch's Bluff
Subdivision proposes 115 lots which could generate 1,200 ADT. Based on that approved
tentative plat, traffic generated by this development traveling along streets in Branch's
Bluff Subdivision is not anticipated to exceed the acceptable subdivision street volume as
defined by the Stub Road Policy. At time of tentative subdivision plat review, staff will
evaluate the proposed road network and provide specific recommendations per the Stub
Road Policy.
The traffic impact of this development must be addressed. Area roads need to be
improved to address safety and accommodate the increase in traffic generated by this
development. Hopkins Road will be directly impacted by development of the property.
Sections of Hopkins Road, between Kingsland Road and Old Lane, have twenty (20) foot
wide pavement with minimal shoulders. That section of Hopkins Road is at capacity
(Level of Service E) for the volume of traffic it carries (7,361 VPD).
6 09SN0111-NOV19-BOS-RPT
The applicant has proffered to contribute cash, in an amount consistent with the Board of
Supervisors' Policy, towards mitigating the traffic impact of the development (Proffered
Condition 2). 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. No road improvement
projects in this part of the county are included in the Six-Year Improvement Plan.
The Virginia Department of Transportation (VDOT) "Chapter 527" regulations, dealing
with development Traffic Impact Analysis requirements, have been enacted. At this time,
it is uncertain what impact VDOT 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 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 Hopkins 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 development of the property.
At time of tentative subdivision plat review, specific recommendations will be provided
regarding the internal street network, including the need for stub road rights of way to
adj acent properties.
7 09SN0111-NOV19-BOS-RPT
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 20 ~ 1.00
Population Increase 53.80 2.69
Number of New Students
Elementary 4.40 0.22
Middle 2.20 0.11
High 3.20 0.16
TOTAL 9.80 0.49
Net Cost for Schools $162,960 $8,148
Net Cost for Parks 22,600 1,130
Net Cost for Libraries 5,080 254
Net Cost for Fire Stations 11,120 556
Average Net Cost for Roads 277,420 13,871
TOTAL NET COST $479,180 $23,959
~ Based on an average actual yield of 1.71 dwelling units per acre. 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
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 $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 2.51- 4.0 dwelling units per acre.
8 09SN0111-NOV19-BOS-RPT
Area Development Trends:
Property north of, and a portion of the property west of, the request property is zoned
Residential (R-7) and planned for development as Branch's Bluff Subdivision. Adjacent
properties to the east are zoned Residential (R-12) and are occupied by a railroad right of
way and single family residential use. Other area properties are zoned agricultural and
occupied by single family residential use or are vacant. It is anticipated that residential
use will continue in the area at densities suggested by the Plan.
Zonin H.~v and Minimum Development Standards:
A small portion (approximately 0.02 acres) of the request property was zoned Residential
(R-7) with a previous countywide rezoning and is included in tentative subdivision plans
for the Branch's Bluff Subdivision. It is important to note that should this rezoning be
approved, lots which may be split zoned R-7 (from the previous zoning) and R-12 (with
this case) will have to meet development standards of the R-12 Zoning District.
Comparable Lot Sizes, Densities and Sole Access:
The applicant intends to develop the property in conjunction with the proposed Branch's
Bluff Subdivision on adjacent property zoned Residential (R-7) with sole access for this
development being provided through that development. Typically, new lots developed
with sole access through an adjacent subdivision share an identity with that adjacent
subdivision and should have comparable lot sizes and densities to ensure compatibility
between the two (2) developments. Minimum lot areas of 9,000 square feet are permitted
in the R-7 District. In addition, a maximum of 4.84 dwelling units are permitted within
the R-7 District and the average actual lots recorded between 2005 and 2007 within and
R-7 District utilizing water and sewer was 2.21 dwelling units per acre. With the
proposed R-12 zoning, the anticipated lot yield, based on average actual lots recorded
within R-12 Districts between 2005 and 2007, is 1.71 dwelling units per acre yielding
approximately twent 20 dwelling units in this case. 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 developed on the adjacent planned Branch's Bluff Subdivision
through which sole access is planned.
CONCLUSIONS
The proposed zoning and land uses conform to the Central Area Plan which suggests the
property is appropriate for residential use of 2.51- 4.0 dwelling 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
9 09SN0111-NOV19-BOS-RPT
Thoroughfare Plan and the Capital Improvement Pro ream, 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, as discussed herein.
CASE HISTORY
Applicant (10/10/08):
Additional proffered conditions were submitted.
Planning Commission Meeting (10/21/08):
The applicant accepted the recommendation. There was no opposition present.
On motion of Dr. Brown, seconded by Mr. Hassen, the Commission recommended approval
and acceptance of the proffered conditions on page 2 and 3.
AYES: MESSRS. BASS, BROWN, HASSEN AND WALLER.
ABSENT: MR. GULLEY.
The Board of Supervisors, on Wednesday, November 19, 2008, beginning at 6:30 p.m., will take
under consideration this request.
10 09SN0111-NOV19-BOS-RPT
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