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01SN0111-OCT25.pdfOctober 25, 2000 BS STAFF' S REQUEST ANALYSIS AND RECOMMENDATION 01SN0111 Hampton Park Associates, L.L.C. Matoaca Magisterial District Southwest quadrant of Hull Street and Otterdale Roads REOUEST: Rezoning from Agricultural (A) to Residential (R-12) plus proffered conditions on adjacent zoned Residential (R-9) and Connnunity Business (C-3) tracts. _PROPOSED LAND USE: A single family residential subdivision is planned. The applicant has agreed to limit the development on the Residential (R-12) portion of the request to a maximum density of two (2) dwelling units per acre (Zoning Plan, Parcel B). Residential densities on the Residential (R-9) and Community Business (C-3) portions of the request are controlled by conditions of Case 97SN0139 (Zoning Plan, Parcel A). PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 AND 3. STAFF RECOMMENDATION Recommend approval for the following reasons: Providing a FIRST CHOICE Community Through Excellence in Public Service. 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 urdts per acre or less. The proposed zoning and land use are representative of anticipated area development. The proffered conditions address 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 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. (NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION. THE PROPERTY OWNER 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 Exhibit A - The plan titled "Zoning Plan" dated August 22, 2000, prepared by McGuire Woods LLP delineating Tract A and Tract B. For Tract B, noted as the 60.8-acre parcel on Exhibit A. (STAFF/CPC) 1. Utilities. a. Public water and wastewater systems shall be used. The Developer shall extend the Dry Creek wastewater trunk to the western property line of Tract B. The Developer shall make a payment of $12,160 (based on $200 per acre) to the County toward the expansion of the Dry Creek Wastewater Pumping Station. This payment shall be made prior to the issuance of the first building permit for development on Tract B. 2 01SN0111/WP/OCT25M The required overall water and wastewater plan tbr Hampton Park shall be amended to include Tract B and submitted for re-approval to the Utilities Department Development Section. (U) (STAFF/CPC) 2. Timbering. Except for the 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 have been installed. (EE) For Tracts A and B as shown on Exhibit A. (STAFF/CPC Den~sity. The total number of single family dwelling units on Tract B shall not exceed an overall density of two (2) dwelling units per acre. The total number of residential units (inclusive of single family, multi-family, or other type residential unit) on Parcel A shall not exceed 385 units. (P) (STAFF/CPC Cash Proffer. For each dwelling unit developed in excess of 385 units, the Developer, applicant, subdivider, or assignee(s) shall pay $7800.00 per unit to the County of Chesterfield, prior to the time of issuance of a building permit, for infrastructure improvements within the service district for the Property if paid prior to July 1, 2001. Thereafter, such payment shall be the amount approved by the Board of Supervisors not to exceed $7800.00 per unit and shall be adjusted upward by any 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. 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 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 in addition to, any impact fees in a manner as determined by the County. (B) (STAFF/CPC Severability. The unenforceability, illegality, elimination, revision or amendment of any proffer set forth herein, in whole or in part, shall not affect the validity or enforceability of the other proffers or the unaffected part of any such proffer. (P) 3 01SN0111/WP/OCT25M GENERAL INFORMATION Location: Southwest quadrant of Hull Street and Otterdale Roads. Tax IDs 711-667- 4145, 712-667- 5097, 7t2-668-3511, 713-666-Part of 6292, 714-663- Part of 6385 and 714-669-Part of 1640 (Sheets 15 and 23). Existing Zoning: R-9 and C-3 with Conditional Use Planned Development and A Size: 233.9 acres Existing Land Use: Vacant Adjacent Zoning and Land Use: North - A and C-5; Single family residential or vacant South - A; Vacant East - I-1 and R-9; Single family residential or vacant West - A; Single family residential or vacant UTILITIES Public Water System: Them is an existing sixteen (16) inch waterline extending along the west side of Otterdale Road and terminating adjacent to Hampton Glen Lane, approximately 900 feet northeast of the request site. Use of the public water system is intended and has been proffered (Proffered Condition 1 .a.). The applicant has also proffered that the exist'rog overall Water and Wastewater Master Plan, and Phasing Plan, prepared by Timmons and Associates, initially approved by the Utilities Department, will be revised to incorporate the request site and be submitted for re-approval by the Utilities Department. (Proffered Condition 1 .d.) Public Wastewater System: There is an existing eighteen (18) inch wastewater trunk line extending along a portion of Dry Creek and terminating on the west side of Otterdale Road, approximately 200 feet 4 01SN0111/WP/OCT25M northeast of the request site. Use of the public wastewater system is intended and has been proffered (Proffered Condition 1 .a.). In addition to proffering use of the public wastewater system, the applicant has proffered to extend the Dry Creek wastewater trunk line to the western boundary of the subject property. (Proffered Condition 1 .b.) As with the existing condition of zoning imposed for the development of Hampton Park, the applicant has proffered to participate in the expansion of the Dry Creek Wastewater Pump Station in the form of a cash proffer to the County in the amount of $200 per acre. This amounts to $12,160.00 for the additional 60.5 acres being incorporated into Hampton Park with this request. Payment of this cash proffer must be made prior to the issuance of the first building permit for development on the property. (Proffered Condition 1 .c.) The applicant has proffered to update the existing overall Water and Wastewater Master Plan and Phasing Plan to include wastewater improvements to serve the additional 60.5 acres, and to submit the revised Wastewater Master Plan and Phasing Plan for re-approval by the Utilities Department. (Proffered Condition 1 .d.) ENV NTAL Dra' a e and Er sio : The property drains through tributaries to Dry Creek and then into Swift Creek Reservoir. The parcel is 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 land disturbance (Proffered Condition 2). There are currently no on- or off- site drainage or erosion problems. Water Ouality: The property is located in the proposed Upper Swift Creek Watershed and Master Plan area. If adopted, the Plan will establish a riparian corridor management (non-RPA) area along a majority of the property's southern border. In addition, there is a proposed watershed-level BMP along the creek (rear property line) close to its eastern property line. The Board of Supervisors will consider the adoption of this plan at their October 25, 2000 meeting. 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 Improvement Program. This development will have an impact on these facilities. 5 01SN0111/WP/OCT25M Fire Service: The Public Facilities Plan indicates that emergency service calls are expected to increase forty-five (45) percent by the year 2015. Eight (8) new frre/rescue stations are recommended for construction by the year 2015 in the Public Facilities Plan. This property is currently served by the Clover Hill Fire/Rescue Station, Company Number 7 and Manchester Rescue Squad. Based on 121 homes within Tract B, this request will generate approximately nineteen (19) emergency calls for fire and rescue services each year. The impact on fire service has been adequately addressed. (Proffered Condition 4) 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. The Subdivision Ordinance requires that when the cumulative number of lots w/thin 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 (1) access become blocked. Schools: Approximately sixty-nine (69) school age children will be generated by the proposed development of Tract B. The site lies in the Spring Run Elementary School attendance zone: capacity - 900, enrollment - 832; Swift Creek Middle School zone: capacity - 1,200, enrollment - 1,297; and Clover Hill High School zone: capacity - 1,700, e~rollment- 1,710. This development will have impact on area schools. The applicant has agreed to participate in the cost of providing for area school needs. (Proffered Condition 4) Libraries: Consistent with 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 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 additional square feet of library space Countywide by 2015. The development of the property in Case 01SN0111 would most likely have a direct impact on the Clover Hill Library. The Public ~ identifies a need for additional library space in this service area. The impact on library needs has been adequately addressed. (Proffered Condition 4) 6 01SN0111/WP/OCT25M 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 northern area. The Plan 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 4) Transportation: Included in this request is some undeveloped property in the Hampton Park Project (Tract A), and a 60.8 acre parcel (Tract B) that the applicant is requesting rezoning to residential (R-12). The applicant has proffered an overall density of two (2) dwelling units per acre on Tract B (Proffered Condition 3). Based on single family trip ratus, development of Tract B is anticipated to generate 1,240 average daily trips. These vehicles will be distributed north, through the Hampton Park Project, to Hull Street Road (Route 360) which had a 1997 traffic count of 32,970 average daily trips. The Planning Conunission Stub Road Policy suggests that subdivision streets projected to carry 1,500 vehicles per day or more should be designed and constructed as "no-lot frontage" roadways. The preliminary layout for Hampton Park Subdivision (which is most of Tract A) includes three (3) stub road rights of way to serve Tract B. Traffic generated from development of Tract B will be distributed onto the subdivision streets in Hampton Park. It may be necessary to provide a residential collector road through part of Tract A to serve development of Tract B. At time of tentative subdivision review for Tracts A and B, staff will evaluate the traffic impact on the proposed subdivision street network and make recommendations in accordance with the Stub Road Policy. The Thoroughfare Plan identifies the need to improve existing roads, as well as construct new roads to accommodate growth. Area roads need to be improved to address safety and accommodate the increase in traffic generated by this development. Currently, 385 residential units can be developed on Tract A. The applicant has proffered to contribute cash towards mitigating the traffic/anpact for any units developed on Tracts A and B in excess of 385 units. (Proffered Condition 4) 7 01SN0111/WP/OCT25M Financial Impact on Capital Facilities: PER UNIT Potential Number of New Dwelling Units 121 * 1.00 Population Increase 332.75 2.75 Number of New Students Elementary 31.46 0.26 Middle 15.73 0.13 High 19.36 0.16 TOTAL 66.55 0.55 Net Cost for School 434,753 3,593 Net Cost for Parks 97,889 809 Net Cost for Libraries 30,734 254 Net Cost for Fire Stations 30,855 255 Average Net Cost for Roads 393,492 3,252 TOTAL NET COST 987,723 8,163 *Based on proffered maximum density of no more than 2.0 units/acre. As noted, this proposed development ill 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 $8,163 per unit. The applicant has been advised that a maximum proffer of $7,800 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. 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. LAND USE Comprehensive Plan: Lies within the boundaries of the Upper Swift Creek Plan which suggests at the intersection of Route 360 and Otterdale Road, the property is appropriate for a mixture of 8 01SN0111/WP/OCT25M community-scale corporate office and commercial uses and multi-family and townhouse residential uses with a density of 8.0 to 14 units per acre, with the remainder of this Route 360 frontage being appropriate for a mixture of corporate office, neighborhood-scale conunercial uses and residential uses with a density of up to ten (10) units per acre. The Plan suggests that the southern portion of the property extending from this community mixed use and mixed use corridor to Beach Road is appropriate for single family residential use of 2.0 units per acre or less. Area Development Trends: Properties to the north are zoned General Commercial (C-5) and Agricultural (A) and are developed for single family residential uses or are vacant. Properties to the east are zoned Light Industrial (I-1) and Residential (R-9) and are vacant or occupied by single family residential development (Hampton Park). Properties to the south and west are zoned Agricultural (A) and are developed for single family residential uses or are vacant. The request property is part of a larger mixed use development planned in the vicinity of the Hull Street Road/Otterdale Road intersection. (Hampton Park) Zoning History_: On November 25, 1987, the Board of Supervisors, upon a favorable recommendation by the Planning Commission, approved rezoning from Agricultural (A) to Residential (R-9), Residential Multi-family (R-MF) and Light Industrial (M-l) on a 296 acre tract (Case 87S103). Tiffs case incorporated a twenty-five (25) acre portion of the request Community Business (C-3) tract, which was rezoned to Light Industrial (M-l) with Conditional Use Planned Development for use exceptions, as well as a 1.7 acre portion of the Residential (R-9) tract along the eastern boundary of the request property. Residential development on the R-9 tract was restricted to a maximum of 549 dwelling units on 177.0 acres. On September 27, 1989, the Board of Supervisors, upon a favorable recommendation by the Planning Commission, approved rezoning of 13.0 acres of the previously zoned R-9 tract to Light Industrial (M-l), rezoning of the previously zoned R-MF tract to Corporate Office (0-2) and amendment to Case 87S103 to permit use and bulk exceptions (Case 89SN0243). With respect to the Residential (R-9) tract, this case reduced the acreage from 177.0 acres zoned with Case 87S103 to 164 acres, thereby reducing the total number of dwelling units allowed on this tract from 549 to 508. On October 24, 1990, the Board of Supervisors, upon a favorable recommendation by the Planning Commission, approved rezoning from Agricultural (A) to Residential (R-9) and Residential Multi-family (R-MF) with Conditional Use Planned Development to permit use and bulk exceptions (Case 89SN0219). This case incorporated the remaining portion of the request site. Residential development on the R-9 tract was restricted to a maximum of 250 dwelling units on 134.9 acres. The Residential Multi-family portion of the project 9 01SN0111/WP/OCT25M consisting of 25.1 acres resulted in a maximum density of 251 units (10 units/acre), for a maximum of 501 dwelling units. On January 22, 1997, the Board of Supervisors, upon a favorable recommendation by the Planning Commission, approved rezoning from Light Industrial (I-1) to Residential (R-9) on 17.0 acres of the property zoned with the approval of Case 87S103, plus proffered conditions on this property and the previously zoned R-9 portion of Case 87S103, consisting of 163.0 acres, to restrict single family residential development to a maximum of 549 dwelling units. (Case 97SN0137) On March 12, 1997, the Board of Supervisors, upon a favorable recommendation by the Planning Commission, approved rezoning from Residential Multi-family (R-MF) to Residential (R-9), from Residential Multi-family (R-MF), Corporate Office (0-2) and Light Industrial (I-1) to Community Business (C-3) with Conditional Use to permit Residential Multi-family (R-MF) uses plus amendment to Conditional Use Planned Developments and rezoning (Cases 87S103, 89SN0219 and 97SN0137) relative to, in part, maximum number of dwelling units in R-9 tracts (Case 97SN0139). Specifically, Proffered Condition 8 restricts the total number of residential units, to include single family, multi- family or other types of residential units, to an overall density of 1050 dwelling units, of which no more than 799 can be single family dwelling units. Density: A Zoning Plan has been submitted with this request. Tract A is currently zoned Residential (R-9) and Community Business (C-3) and, as discussed herein, is part of a larger tract that permits an overall density of 1050 dwelling units, of which no more than 799 can be single family dwelling units (Proffered Condition 7, Case 97SN0139). To date, 365 single family units (Hampton Park, Sections 1 through 8) and 300 multi-family units (Alta Sterling Apartments) have been approved within the limits of these restricted tracts. Therefore, an additional 385 dwelling units remain to be developed within the limits of Tract A. It is important to note that development of these 385 dwelling units is not subject to addressing impacts on capital facilities. The applicant has proffered to limit the number of dwelling units in Tract A to 385, consistent with the original conditions of zoning (Proffered Condition 3). The applicant has included Tract A in this request for the purpose of spreading this capital facilities impact "credit" for 385 dwelling units constructed within the limits of Tracts A and/or B. Tract B, containing 60.8 acres, is currently zoned Agricultural (A) and is proposed for Residential (R-12) zoning. The applicant has proffered a maximum density of two (2) dwelling units per acre which will yield a maximum of 121 lots within the limits of Tract B. (Proffered Condition 3) 10 01SN0111/WP/OCT25M CONCLUSIONS The proposed zoning and land use for Tract B of the applicant's Zoning Plan conform to the Uover Swift Creek Plan which suggests the property is appropriate for residential use of 2.0 units per acre or less, and are representative of anticipated area development. In addition, proffered conditions for Tract A are consistent with the limitation on the number of dwelling units established through previous conditions of zoning. The proffered conditions address the impacts 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 2001-2005 Capital Improvement Program and the impact of tiffs 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 the County citizens. Given these considerations, approval of this request is recommended. CASE HISTORY Planning Commission Meeting (9/19/00): The applicant accepted the recommendation. There was no opposition present. On motion of Mr. Marsh, seconded by Mr. Cunningham, the Commission recommended approval of this request and acceptance of the proffered conditions on pages 2 and 3. AYES: Unanimous. The Board of Supervisors, on Wednesday, October 25, 2000, beginning at 7:00 p.m., will take under consideration this request. 11 01SN0111/WP/OCT25M I-'1 ~ C-5 1-1 C N 6?0 0 600 Feet ? 01SN0111 Rez: ~ A TO R-12 ~ PROF. CON. Sheet Cf: 15 & 23 Tract B acre parcel Southern Land Zon Plan Auc / OlSNOll! -/