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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
07SN0385
First Commonwealth Services
Matoaca Magisterial District
Spring Run Elementary; Bailey Bridge Middle; and Manchester High Schools Attendance Zones
East line of Winterpock 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 34,425 square
feet is planned (Proffered Condition 8). A maximum of eight (8) lots are
proposed, yielding a density of approximately 0.98 dwelling units per acre.
(Proffered Condition 3)
(NOTE: REVISED AND ADDITIONAL PROFFERED CONDITIONS HAVE BEEN
SUBMITTED SINCE THE COMMISSION'S CONSIDERATION OF THIS CASE.)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND DENIAL.
AYES: MESSRS. GULLEY, BASS AND HASSEN.
NAYS: MESSRS. BROWN AND WALLER.
STAFF RECOMMENDATION
Revised and additional proffered conditions have been submitted since the Commission's
consideration of the request. Therefore, Staff recommends the application be remanded.
Providing a FIRST CHOICE community through excellence in public service
However, should the Board wish to consider this request, approval and acceptance of the
proffered conditions would be appropriate for the following reasons:
A. The proposed zoning and land use conforms to the Upper Swift Creek Plan which
suggests the request property is appropriate for residential use of 2.2 units per acre or
less.
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.
(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) 1. Public water and wastewater shall be used. (U)
(STAFF) 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 paid after June 30, 2009, the amount approved by the Board of
Supervisors not to exceed $18,080.00 per dwelling unit adjusted
upward by any increase in the Marshall and Swift building cost
index between July 1, 2008 and July 1 of the fiscal year in which
the payment is made.
C. Cash proffer payments 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) 3. A maximum of eight (8) lots shall be permitted in this development. (P)
(STAFF) 4. Except for timbering approved by the Virginia State Department of
Forestry for the purpose of removing dead or diseased trees, there shall be
2 07SN0385 JAN28-BOS-RPT
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) 5. There shall be no direct vehicular access from the property to Winterpock
Road. (T)
(STAFF) 6. In conjunction with recordation of the initial subdivision plat, sixty (60)
feet of right-of way along the east side of Winterpock Road, measured
from the approved revised centerlines of that part of the roadways
immediately adjacent to the property, shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County. (T)
(STAFF) 7. Prior to the approval of any tentative subdivision plan, the Agreement
executed on November 17, 2008 between First Commonwealth Services,
LLC, the Summerford Homeowners Association, Inc. and Village Bank
shall be recorded. (P)
(STAFF) 8. All lots shall have a minimum area of 34,425 gross square feet. (P)
(STAFF) 9. The developer shall be responsible for relocation of the roadside ditch to
provide an adequate shoulder along the eastern side of Winterpock Road
for the entire property frontage and dedication to and for the benefit of
Chesterfield County, free and unrestricted, any additional right-of way or
easements required for this improvement. (T)
GENERAL INFORMATION
T ,ncati nn
East line of Winterpock Road, north of Springford Parkway and west line of
Summercreek Drive across from Summercreek Place. Tax ID 722-661-8707.
Existing Zoning:
A
Size:
8.2 acres
Existing Land Use:
Vacant
3 07SN0385 JAN28-BOS-RPT
Adjacent Zoning and Land Use:
North and South - A and R-12; Single family residential or vacant
East - R-12; Single family residential or vacant
West - A; Single family residential on acreage parcels or vacant
T ITTT ,TTTF,~
Public Water System:
There is an existing sixteen (16) inch water line extending along the east side of
Winterpock Road, adjacent to this site. In addition to the sixteen (16) inch line, an eight
(8) inch water line extends along the east side of Summercreek Drive, adjacent to a
portion of the eastern boundary of this site. The public water system is available to serve
this site. Use of the public water system is recommended by the Upper Swift Creek Plan
and has been proffered. (Proffered Condition 1)
Public Wastewater S,, sue:
There is an existing eight (8) inch wastewater collector line extending along a portion of
Summercreek Drive and terminates approximately 100 feet east of this site. The Upper
Swift Creek Plan recommends use of the public wastewater collector system. Use of the
public wastewater system has been proffered. (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
Property drains to the east through Summerford Subdivision to Lake Summerford. There
are currently no on- or off site drainage or erosion problems and not anticipated after
development. 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 devices being installed (Proffered Condition 4). This will ensure that
adequate erosion control measures are in place prior to land disturbance.
PUBLIC FACILITIES
The need for schools, parks, libraries, fire stations, and transportation facilities in this area is
identified in the County's adopted Public Facilities Plan, Thoroughfare Plan, and Capital
Improvement Program and further detailed by specific departments in the applicable sections of
this request analysis.
Fire ~ervice~
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 07SN0385 JAN28-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 eight (8) dwelling units, this request will generate
approximately one (1) call for fire and emergency medical service each year. The
applicant has addressed the impact on fire and EMS. (Proffered Condition 2)
The Winterpock Fire Station, Company 19, 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.
Schools:
Approximately four (4) (Elementary: 2, Middle: 1, High: 1) students will be generated by
this development. This site lies in the Spring Run Elementary School attendance zone:
capacity - 904, enrollment - 789; Bailey Bridge Middle School zone: capacity - 1,600,
enrollment - 1,457; and Manchester High School zone: capacity - 2,107, enrollment -
1,962. The enrollment is based on September 30, 2008 and the capacity is as of 2008-
2009. There are currently five (5) trailers at Manchester High.
This case combined with other residential developments and zoning cases in the area, will
continue to push these schools over capacity, necessitating 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 Chesterfield
County Public Facilities Plan (2004) identifies a need for additional library space
throughout the County. Development could affect either the existing Clover Hill Library
or a proposed new facility in the vicinity of Beach and Winterpock Roads. The Plan
identifies a need for additional library space in this area. The applicant has offered
measures to assist in addressing the impact of this development on library facilities.
(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
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)
5 07SN0385 JAN28-BOS-RPT
Transportation:
The property is located on the east side of Winterpock Road just north of the Springford
Parkway intersection. The applicant is requesting rezoning from Agricultural (A) to
Residential (R-12) and has proffered a maximum density of eight (8) lots (Proffered
Condition 3). Based on single-family trip rates, development of the property could
generate approximately 100 average daily trips. These vehicles will initially be
distributed along Winterpock Road, which had a 2005 traffic count of 8,522 vehicles per
day. Based on the volume of traffic it carried during peak hours, Winterpock Road was at
capacity. (Level of Service E)
The Thoroughfare Plan identifies Winterpock Road as a maj or arterial with a
recommended right-of way width of ninety (90) feet; however, included in the proposed
amendment to the Upper Swift Creek Plan is a recommendation to increase the
recommended right-of way width for Winterpock Road to 120 feet. Staff has determined
that this section of Winterpock Road will need to be six (6) lanes to accommodate traffic
volumes at total build out. A 120 foot wide right-of way is required to construct a six (6)
lane facility. The applicant has proffered to dedicate sixty (60) feet of right-of way on
the west side of Winterpock Road, measured from the centerline, in accordance with this
recommendation. (Proffered Condition 6)
Access to major arterials, such as Winterpock Road, should be controlled. The property
was planned to be accessed from Summer Creek Drive in the Summerford Subdivision.
The applicant has proffered no direct vehicular access from the property to Winterpock
Road. (Proffered Condition 5)
The traffic impact of this development must be addressed. The applicant has proffered to
relocate the ditch along Winterpock Road to provide an adequate shoulder for the entire
property frontage. (Proffered Condition 9)
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
Winterpock Road. Sections of Winterpock 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.
There are no projects in this area currently included in the Six-Year Improvement
Pro ram. The county has a proj ect to reconstruct McEnnally Road between Winterpock
Road and Spring Run Road. Construction is anticipated in summer of 2008.
During tentative subdivision review, specific recommendations will be provided
regarding stub road rights-of way to adjacent properties and the proposed internal street
network.
6 07SN0385 JAN28-BOS-RPT
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 8 ~ 1.00
Population Increase 21.52 2.69
Number of New Students
Elementary 1.76 0.22
Middle 0.8 8 0.11
High 1.28 0.16
TOTAL 3.92 0.49
Net Cost for Schools $65,184 $8,148
Net Cost for Parks 9,040 1,130
Net Cost for Libraries 2,032 254
Net Cost for Fire Stations 4,448 556
Average Net Cost for Roads 110,968 13,871
TOTAL NET COST $191,672 $23,959
~ Based on a proffered maximum of eight (8) lots (Proffered Condition 3). The actual number of
lots and corresponding impact may vary.
The need for schools, parks, libraries, fire stations, and transportation facilities in this area is
identified in the County's adopted Public Facilities Plan, Thoroughfare Plan, and Adopted Capital
Improvement Program and further detailed by specific departments in the applicable sections of
this request analysis.
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
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 address the development's impact on capital facilities (Proffered Condition 2).
This proffer increases the amount offered per dwelling unit since the Commission's consideration
of this case.
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.
7 07SN0385 JAN28-BOS-RPT
T , ANTI T TCF,
Comprehensive Plan:
On June 25, 2008, the Board of Supervisors adopted amendments to the Upper Swift
Creek Plan. These amendments addressed levels of service standards for schools, fire
and emergency services; road infrastructure needs; water quality; and a growth
management boundary.
This application was filed prior to the Board's adoption of the amended Plan. As such,
Staff's evaluation of this request is based upon the previous Upper Swift Creek Plan in
effect prior to these amendments. This previous Plan suggests the property is appropriate
for residential use of 2.2 units per acre or less.
Area Development Trends:
Area properties are zoned Agricultural (A) and Residential (R-12) and are occupied by
single family residential use within the Summerford Subdivision, on acreage parcels or
are vacant.
Comparable Lot Sizes, Densities and Sole Access:
As noted, the request property fronts on Summercreek Drive within the adjacent
Summerford Subdivision. Sole access from the request property is proposed along
Summercreek Drive through Summerford Subdivision, Section A. 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. As such, a maximum of eight (8)
dwelling units is proposed, yielding a density of approximately 0.98 units per acre
(Proffered Condition 3). In addition, lots would be required to have a minimum area of
34,425 square feet (Proffered Condition 8). Lots within Summerford in the vicinity of
the request property yield an average lot size of approximately 34,425 and a density of
approximately 1.14 units per acre.
Private Agreement:
The applicants and the Summerford Homeowner's Association have entered into a
private agreement which will require that the development conform to the Summerford's
Covenants and Restrictions. Proffered conditions require the recordation of the
agreement (Proffered Condition 7). It is should be noted that the County will not be
responsible for enforcement of the agreement. The County will only insure the
recordation of the agreement prior to any tentative approval.
8 07SN0385 JAN28-BOS-RPT
CONCLUSION
The proposed zoning and land use conform to the Upper Swift Creek Plan which suggests the
request property is appropriate for residential use of 2.2 units per acre or less. As noted herein, the
applicant has proffered a maximum of eight (8) dwelling units yielding a density of approximately
0.98 units per acre which is comparable to lots within the Summerford Subdivision through which
sole access for this development is proposed.
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.
CASE HISTORY
Planning Commission Meeting (10/16/07):
On their own motion, the Commission deferred this case to their December 18, 2007,
public hearing.
Staff (10/17/07)
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than October 22, 2007, for consideration at the
Commission's December 18, 2007, public hearing.
Staff (11 / 14/07)
To date, no new or revised information has been submitted.
Applicant (12/17/07):
Revisions to proffered conditions were submitted.
Planning Commission Meeting (12/18/07):
At the request of the applicant, the Commission deferred this case to their regularly
scheduled March, 2008, public hearing.
9 07SN0385 JAN28-BOS-RPT
Staff (12/19/07):
The applicant was advised in writing that any significant new or revised information
should be submitted not later than January 7, 2008, for consideration at the Commission's
March, 2008, public hearing.
In addition, the applicant was advised that a $250.00 deferral fee must be paid prior to the
March, 2008, public hearing.
Applicant (1/29/08):
The deferral fee was paid.
Planning Commission Meeting (3/18/08):
At the request of the applicant, the Commission deferred this case to their May 20, 2008
public hearing.
Staff (3/19/08):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than March 26, 2008, for consideration at the Commission's
May 20, 2008 public hearing.
In addition, the applicant was advised that a $250.00 deferral fee must be paid prior to the
Commission's May meeting.
Staff (4/10/08):
To date, no new or revised information has been received nor has the deferral fee been
pai .
Applicant (5/19/08):
The deferral fee was paid.
10 07SN0385 JAN28-BOS-RPT
Planning Commission Meeting (5/20/08):
The applicant accepted Staffs recommendation, but did not accept the Planning
Commission's recommendation. There was opposition present expressing concerns
relative to drainage, additional traffic within the Summerford development and on
Winterpock Road, and relative to whether the development will become a legal,
covenanted part of Summerford.
Mr. Bass stated he would not support the request because it will result in additional traffic
on VVinterpock Road which is already over crowded.
Mr. Hassen expressed concern that the proposed development would have access through
Summerford but no agreement had been reached to require the new development to
become a legal part of the Summerford development.
On motion of Mr. Bass, seconded by Mr. Hassen, the Commission recommended denial
of the request.
AYES: Messrs. Gulley, Bass and Hassen.
NAYS: Messrs. Brown and Waller.
Applicant (6/19/08):
Revisions to proffered condition and Exhibit A were submitted.
Board of Supervisors' Meeting (6/25/08):
At the request of the applicant, the Board deferred this case to their September 24, 2008
public hearing.
Staff (6/27/08):
The applicant was advised in writing that any new or revised information should be
submitted no later that July 9, 2008, for consideration at the Board's September 24, 2008
public hearing.
In addition, the applicant was advised that a $250.00 deferral fee must be paid prior to the
Board's September 24, 2008 public hearing.
11 07SN0385 JAN28-BOS-RPT
Staff (8/22/08):
To date, the deferral fee has not been paid.
Applicant (9/9/08):
The deferral fee was paid.
Applicant (9/23/08):
Additional proffered conditions were submitted.
Board of Supervisors Meeting (9/24/08):
The applicant did not accept Staff s recommendation for remand, but rather requested a
sixty (60) day deferral. There was support present for the deferral.
Ms. Durfee indicated that since the applicant and area property owners were attempting
to resolve issues, there was no reason to remand at this time.
At the request of the applicant, the Board deferred this case to their November 19, 2008
public hearing.
Staff (9/26/08):
The applicant was advised in writing that any new or revised information should be
submitted no later than September 29, 2008, for consideration at the Board's November
19, 2008 public hearing.
In addition, the applicant was advised that a $1,000.00 deferral fee must be paid prior to
the Board's November 19, 2008 meeting.
Staff (10/27/08):
No new or revised information ahs been received nor has the deferral fee been paid.
12 07SN0385 JAN28-BOS-RPT
Applicant (11/18/08):
The deferral fee was paid.
Board of Supervisors (11/19/08):
On their own motion, the Board deferred this case to their December 17, 2008 public
hearing to allow the applicants and area property owners to continue to discuss the case.
Staff (11/20/08):
The applicant was advised in writing that any new or revised information should be
submitted no later than November 24, 2008 for consideration at the Board of Supervisor's
December 17, 2008 public hearing.
Staff (11/25/08):
To date, no new or revised information has been received.
Applicant (12/04/08 and 12/12/08):
Proffers were deleted and modified.
Board of Supervisors' Meeting (12/17/08):
Several persons were present in support of the case.
Mrs. Durfee requested deferral to allow further discussions regarding potential buffers.
On their own motion, the Board deferred this case to January 28, 2009.
Staff (12/18/08):
The applicant was advised in writing that any significant new or revised information
should be submitted no later than December 22, 2008 for consideration at the Board's
January public hearing.
13 07SN0385 JAN28-BOS-RPT
Staff (12/22/08):
To date, no new information has been submitted.
The Board of Supervisors, on Wednesday, January 28, 2009, beginning at 6:30 p.m., will take
under consideration this request.
14 07SN0385 JAN28-BOS-RPT
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