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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
l OSN0102
Thurman Ingram
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October 28, 2009 BS
Dale Magisterial District
Hening Elementary; Manchester Middle; and
Meadowbrook High Schools Attendance Zones
Northeast quadrant of Stella and Belmont Roads
REQUEST
Conditional Use to permit two (2) two-family dwellings in a Residential (R-7)
District.
PROPOSED LAND USE:
Two (2) two-family residential dwellings are proposed yielding a density of
approximately ten (10) dwelling units per acre.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
AYES: MESSRS. BROWN, BASS, HASSEN AND WALLER.
NAYS: MR. GULLEY
STAFF RECOMMENDATION
Recommend denial for the following reason:
A. While the proposed zoning and land uses conform to the Central Area Plan which
suggests the property is appropriate for residential use of 7.01 dwelling units per
acre or more, the proffered conditions do not adequately address the impacts of
this development on necessary capital facilities, as outlined herein.
Providing a FIRST CHOICE community through excellence in public service
(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
(CPC) 1. Within sixty (60) days of a request by the Transportation Department, a
twelve (12) foot wide sidewalk/pedestrian easement shall be recorded
along Belmont Road for the entire length of the property frontage. (T)
(CPC) 2. There shall be no direct vehicular access from the property to Belmont
Road. (T)
(CPC) 3. Cash Proffer. Beginning with the third unit, 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. $18,966 per dwelling unit, if paid prior to July 1, 2010; or
b. If paid after June 30, 2010, $18,966 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)
GENERAL INFORMATION
T .nrati nn
Northeast quadrant of the intersection of Stella and Belmont Roads. Tax IDs 772-692-
6027 and 6724.
Existing Zonin
R-7
Size:
0.4 acres
Existing Land Use:
Vacant
2 10SN0102-OCT28-BOS-RPT
Adjacent Zoning and Land Use:
North - C-2; Commercial
South and East - R-7 with Conditional Use Planned Development; Residential (single and
two-family dwellings) or vacant
West - R-7; Single family residential or vacant
UTILITIES
Public Water Svstem:
The request site is within the Elkhardt Ground Tank Water Pressure Zone. There is an
existing twelve (12) inch water line extending along the west side of Belmont Road,
opposite the request site. In addition to this twelve (12) inch line, a six (6) inch water line
extends along the north side of Stella Road, adjacent to this site. Public water is available to
this site and use of the public water system is required by County Code. Individual water
meters and service lines will be required for each unit.
Public Wastewater Svstem:
The request site is served from two (2) different sewer service areas. The western lot is
within the Pocoshock Sewer Service Area and the eastern lot is within the Falling Creek
Sewer Service Area. There is an existing eight (8) inch wastewater collector line extending
along a portion of Belmont Road, adjacent to the western most parcel of the request
property. One (1) sewer lateral extends from the line in Belmont Road for future
wastewater service to the western lot. There is an existing eight (8) inch wastewater
collector line extending along a portion of Stella Road, adjacent to the eastern parcel of the
request site. One (1) sewer lateral extends from the line in Stella Road to provide for future
wastewater service to the eastern lot.
The public wastewater system is available to serve the request site. Connection to the public
wastewater system is required by County Code. Lateral wastewater lines will be required to
provide separate wastewater connections for each unit.
ENVIRONMENTAL
Drainage and Erosion:
This request will have no impact on these facilities.
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 Pro rg am and further detailed by specific departments in the applicable sections of
this Request Analysis.
3 10SN0102-OCT28-BOS-RPT
Fire Service:
The 2004 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 four (4) dwelling units, this request will generate approximately two (2) calls
for fire and emergency medical service each year. The applicant has not adequately
addressed the impact on fire and EMS. (Proffered Condition 3)
The Dale Fire Station, Company 11, 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.
Crhnnl e•
Approximately one (1) student will be generated by this request. This site lies in the
Hening Elementary School attendance zone: capacity - 805, enrollment - 900;
Manchester Middle School zone: capacity - 1,308, enrollment - 1,401; and Meadowbrook
High School zone: capacity - 1,541, enrollment - 1,935. The enrollment is based on
September 30, 2008 and the capacity is as of 2008-2009.
This request will have an impact on the elementary, middle and high school levels. There
are currently seven (7) trailers at Hening Elementary, twenty (20) at Manchester Middle
and four (4) at Meadowbrook 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 not fully addressed the impact of this development on schools.
(Proffered Condition 3)
Libraries:
Development of the property noted in this case could impact the Meadowdale Library,
the La Prade Library or the Central Library. Based on projected population growth, the
Chesterfield County Public Facilities Plan (2004) identified the need for additional
library space throughout the County, and included a recommendation to expand the
Meadowdale Library. The Meadowdale Library was replaced with a larger facility
during 2008. Proposed revisions to the 2004 Public Facility Plan include a
recommendation to finish 6,000 square feet of shell space at the Central Library. The
applicant has not fully addressed the impact of this development on libraries. (Proffered
Condition 3)
4 10SN0102-OCT28-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. In addition, the
Plan addresses the need for additional recreational facilities including sports fields, trails,
playgrounds, court games, senior centers and picnicking area/shelters at existing parks to
complete build-out. The Plan further identifies the need for water access and trails along
the James and Appomattox Rivers and their major tributaries and Swift and Falling
Creeks.
The applicant has not offered measures to fully address the impact of this development on
parks facilities. (Proffered Condition 3)
County Department of Transportation:
The property is 0.4 acre located in the northeast corner of the intersection of Belmont
Road and Stella Road. The applicant is requesting a Conditional Use to permit two (2)
two-family dwellings (i.e. duplexes). Based on residential condominium/townhouse trip
rates, development of the property could generate approximately forty (40) average daily
trips. This traffic will be distributed to Belmont Road, which had a 2006 traffic count of
15,012 vehicles per day. Based on the volume of traffic it carried during peak hours,
Belmont Road in this area was functioning at an acceptable Level of Service B.
The Thoroughfare Plan identifies Belmont Road as a major arterial with a recommended
right-of--way width of ninety (90) feet. The existing right-of--way along this section of
Belmont Road is less than ninety (90) feet but widening of the existing four (4) lane
facility is not anticipated; therefore, Staff did not recommend that the applicant dedicate
any additional right-of--way. The applicant has proffered to dedicate an easement along
the frontage of the property to accommodate the installation of any future pedestrian
facilities such as a sidewalk. (Proffered Condition 1)
Access to major arterials, such as Belmont Road, should be controlled. The applicant has
proffered to preclude access from the property to Belmont Road. (Proffered Condition 2)
Area roads need to be improved to address safety and accommodate the increase in traffic
generated by this development. The applicant has proffered to contribute cash, in an
amount consistent with the Board of Supervisors' Policy, towards mitigating the traffic
impact of only the third and fourth dwelling units (Proffered Condition 3). Because the
applicant has failed to fully address the traffic impact of the request, per the Policy, the
Transportation Department cannot support this request.
5 10SN0102-OCT28-BOS-RPT
Vir ing is Department of Transportation:
The Virginia Department of Transportation has reviewed the above referenced case. The
request is conditional use and amendment of zoning district map to permit two (2) two-
family dwellings in a Residential (R-7) District on 0.4 acre located in the northeast
quadrant of the intersection of Stella and Belmont Roads, within the Dale Magisterial
District.
VDOT has no comment on this case.
Financial Impact on Capital Facilities:
Per
Dwellin Unit
Potential Number of New Dwelling
Units
4 *
1.00
Population Increase 10.72 2.68
Number of New Students
Elementary 0.88 0.22
Middle 0.48 0.12
High 0.64 0.16
Total 2.00 0.50
Net Cost For Schools $36,572 $9,143
Net Cost for Parks 4,908 1,227
Net Cost for Libraries 1,180 295
Net Cost For Fire Stations 2,456 614
Average Net Cost Roads 56,928 14,232
Total Net Cost $102,044 $25,511
*Based on the applicant's request for two (2) two-family dwelling units. The actual number of
dwelling units and corresponding impact may vary.
As noted, this proposed development would 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 $25,511 per unit. The applicant has been advised that a maximum proffer of
$18,966 per unit would defray the cost of the capital facilities necessitated by this proposed
development.
The applicant has offered cash in the amount of $18,966 per unit beginning with the third unit
(Proffered Condition 3). This is the equivalent of paying $9,483 for each of the four (4) dwelling
units. The conditions as proffered in this case do not adequately mitigate the impact of this
6 10SN0102-OCT28-BOS-RPT
development on any of the capital facilities categories. Consequently, the county's ability to
provide adequate facilities for its citizens will be adversely affected.
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.
Staff recommends the applicant fully address the impact of this development on capital facilities.
The Planning Commission and the Board of Supervisors, through their consideration of this
request, may determine that there are unique circumstances relative to this request that may
justify acceptance of proffers as offered for this case.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Central Area Plan which suggests the property is
appropriate for residential use of 7.01 dwelling units per acre or more.
Area Development Trends:
Adjacent property to the north is zoned Neighborhood Business (C-2) and is occupied by
a convenience store. Properties to the south and east are zoned R-7 with Special
Exception and Conditional Use Planned Development and are occupied by two-family
dwellings within Lamar Place subdivision, single-family dwellings or are vacant.
Properties to the west are zoned Residential (R-7) and are occupied by single-family
residential use within Orchard Acres Subdivision or are vacant. It is anticipated that
higher density residential use will continue in the area as suggested by the Plan.
Zoning HistorX:
On May 1, 1974, the Board of Zoning Appeals approved a Special Exception to permit
two-family dwellings on 4.3 acres zoned Residential (R-7) (Case 74A072). The property
was subsequently developed as the Lamar Place Subdivision. The subject lots were
included in this request but were left undeveloped.
On April 28, 1982, the Board of Supervisors approved a Conditional Use Planned
Development to permit professional offices on the request properties (Case 825007). On
July 23, 1986, the Board of Supervisors, upon a recommendation of denial by the
Planning Commission, approved an amendment to this Conditional Use Planned
Development to permit limited retail uses, in addition to office uses, on the request
properties. (Case 865081)
7 10SN0102-OCT28-BOS-RPT
Density:
Approval of this request would permit two (2) two-family dwellings on the request
property resulting in a maximum of four (4) dwelling units, yielding a density of
approximately ten (10) dwelling units per acre.
CONCLUSION
While the proposed zoning and land use conforms to the Central Area Plan which suggests the
property is appropriate for residential use of 7.01 dwelling units per acre or more, the proposal
fails to address the impact of this development on necessary capital facilities. 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 Pro rg am, and the impact of this
development is discussed herein. The proffered conditions do not mitigate the impact on capital
facilities, and thereby fail to insure adequate service levels are maintained to protect the health,
safety and welfare of County citizens.
Given these considerations, denial of this request is recommended.
CASE HISTORY
Planning Commission Meeting (9/15/09):
The applicant did not accept Staff's recommendation but did accept the Planning
Commission's recommendation. There was support present stating the proposed use on
the currently vacant lots will improve the neighborhood and its entrance.
Mr. Gulley expressed concern that the proposal fails to address impacts on capital
facilities in accordance with the Board's policy.
Dr. Brown and Mr. Hassen indicated support for the case given that two (2) dwellings are
currently permitted; only two (2) additional dwelling units are requested; and the
development's enhancement to the neighborhood and adjacent properties.
On motion of Dr. Brown, seconded by Mr. Hassen, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES: Messrs. Brown, Bass, Hassen and Waller.
NAY: Mr. Gulley.
The Board of Supervisors, on Wednesday, October 28, 2009 beginning at 6:30 p.m., will take
under consideration this request.
8 10SN0102-OCT28-BOS-RPT
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