11SN0231CASE MANAGER: Jane Peterson
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BS Time Remaining:
365 days
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
11 SN0231
Lewis w. Combs, Jr.
August 24, 2011 BS
Dale Magisterial District
Providence Elementary; Bailey Bridge Middle; and Clover Hill High Schools Attendance Zones
East line of Courthouse Road, south of Hull Street Road
RE VEST: Conditional use approval to permit atwo-family dwelling in a Residential (R-7)
District.
PROPOSED LAND USE:
Atwo-family residential dwelling is proposed yielding a density of approximately
2.2 dwelling units per acre.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND DENIAL.
AYES: MESSRS. BASS, GULLEY, HASSEN AND wALLER.
NAY: DR. BROWN.
STAFF RECOMMENDATION
Recommend denial for the following reason:
whereas the Route 360 Corridor Plan suggests the property is appropriate for residential
use of four (4) dwelling units per acre or less, the application does not fully mitigate
impacts of the two-family dwelling on capital facilities and, thereby would not insure
adequate service levels are maintained to protect the health, safety and welfare of County
citizens.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS.)
Providing a FIRST CHOICE community through excellence in public service
f'(1NnTTT(1N
Prior to the issuance of a building permit for atwo-family dwelling, the subject property
shall be recorded as a subdivision lot. (P)
PROFFERED CONDITIONS
1. Utilities. The public water system shall be used. (U)
2. Facade Treatment. The facade treatment of the two-family dwelling unit shall be
varied from other contiguous two-family dwellings. Such variation shall be
accomplished through the use of building materials, architectural elements and/or
building design. (P)
3. Foundation. All exposed portions of the foundation of the two-family dwelling
unit shall be faced with brick or stone veneer. Exposed piers supporting front
porches shall be faced with brick or stone veneer. (P)
4. Garages. Any front loaded garages shall be located no closer the street than the
front facade of the dwelling units. (P)
5. Foundation Planting. Landscaping shall be provided around the perimeter of each
dwelling unit foundation. This landscaping shall comply with the plant material
quality, maintenance, installation and bonding requirements of the Zoning
Ordinance and shall be designed to provide visual interest and to enhance the
residential character of the property. The Planning Department, at the time of
building permit review, shall approve the landscaping plan with respect to the
exact numbers, spacing, arrangement and species of plantings. (P)
6. Cash Proffer. For each dwelling unit in excess of 1 in the above case, the
applicant, sub-divider, 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; provided however that
for the period from July 1, 2011 to June 30, 2015 the applicant, sub-divider, or
assignee(s) shall pay the following to the County of Chesterfield, immediately
after completion of the final inspection:
a. $18,966 per dwelling unit, if paid prior to July 1, 2012; or
b. The amount approved by the Board of Supervisors not to exceed $18,966
per said dwelling unit in excess of 1, adjusted annually in accordance with
the cash proffer policy by any increase in the Marshall and Swift Building
Cost Index between July, 2011 and July 1 of the fiscal year in which the
payment is made if paid after June 30, 2012. (B & M)
2 11SN0231-AUG24-BOS-RPT
GENERAL INFORMATION
Location:
The request property is located on the east line of Courthouse Road, south of Hull Street
road. Tax ID 749-684-Part of 8092.
Existing Zoning:
R-7
Size:
0.9 acre
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North and South - R-7; Vacant
East - R-7; Single-family residential
West - A; Single-family residential
UTILITIES
Public Water System:
The site is located within the Pocono water pressure zone. There is a twelve (12) inch
water line extending along Courthouse Road approximately 420 feet from the site. There
is a twelve (12) inch water line extending along Oxbridge Road approximately 420 feet
from the request site. The applicant has proffered to connect to the public water system
(Proffered Condition 1). Each dwelling unit will require a separate service connection per
County Code.
Public Wastewater S,, sue:
The site is located within the Falling Creek sewer service area. There is an eight (8) inch
wastewater line extending along the western side of Courthouse Road. There is an
additional fifteen (15) inch wastewater approximately 510 feet from the site. Connection
to the public wastewater system is required by County Code and each dwelling unit will
require a separate service connection.
3 11SN0231-AUG24-BOS-RPT
ENVIRONMENTAL
Drainage and Erosion:
The subject property drains to the rear and then via wetlands to Horner Branch, and then
to Falling Creek. There are currently no known on- or off site drainage or erosion
problems and none are anticipated after development.
Water ualit
A Resource Protection Area Determination (RPAD) using the current DCR guidance will
need to be submitted to the Water Quality Section for review and approval prior to
submitting any tentative, reissued tentative or building permits. In addition, the lot must
comply with an impervious runoff of phosphorous less than .45 pounds per acre per year.
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 Pro ream and further detailed
by specific departments in the applicable sections of this Request Analysis.
Fire service:
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 two (2) dwelling units, this request will generate less than one
(1) call for fire and emergency medical service each year. The applicant has not fully
addressed the impact on fire and EMS.
The Manchester Volunteer Rescue Squad Fire Station, Company Number 24, and
Manchester Volunteer Rescue Squad currently provide 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
p ans review process.
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Approximately two (2) (Elementary: one (1), Middle: zero (0), High: one (1)) students
will be generated by this request. Currently this site lies in the Providence Elementary
School attendance zone: capacity - 664, enrollment - 635; Bailey Bridge Middle School
zone: capacity -1,589, enrollment -1,430; and Clover Hill High School zone: capacity -
1,575, enrollment - 1,745. The enrollment is based on September 30, 2010 and the
capacity is as of 2010-2011. This request will have an impact on schools. There is
currently one (1) trailer at Providence Elementary.
4 11SN0231-AUG24-BOS-RPT
This case combined with other residential developments and zoning cases in the area, will
continue to push schools over capacity, necessitating some form of relief in the future.
The applicant has not fully addressed the impact of this development on school facilities.
T,ihraries:
This development would likely impact either the existing La Prade or Clover Hill Library
or the proposed new Reams-Gordon Library on Courthouse Road. The Public Facilities
Plan identifies a need for additional library space in this area of the County. The applicant
has not offered measures to adequately address the impact of this development on library
facilities.
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 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; linear parks and resource based-special
purpose parks (historical, cultural and environmental); recreational facilities; water
access; and trails. The applicant has not offered measures to adequately address the
proposed development's impact on these parks and recreation facilities.
County Department of Transportation:
This request will have a minimal impact on the traffic anticipated to be generated by
development of the property. Traffic generated by the site will be distributed to
Courthouse Road, which had a 2009 traffic count of 21,965 vehicles per day. Courthouse
Road in this area is a four (4) lane divided facility with sidewalk adj acent to the property.
Area roads need to be improved to address safety and accommodate the increase in traffic
generated by this development. The applicant should proffer to contribute cash, in an
amount consistent with the Board of Supervisors' Policy, towards mitigating the traffic
impact of this development. Because the applicant has failed to adequately address the
traffic impact of the request per the Policy, the Transportation Department cannot support
t is request.
Virginia Department of Transportation (VDOT):
The parcel is part of an approved tentative subdivision (Case 07TS00373) and corresponds
to Lot 2 of the same. VDOT expects development to adhere to the terms of this approved
tentative plat.
5 11SN0231-AUG24-BOS-RPT
Financial Impact on Capital Facilities:
Per Dwelling Unit
Potential Number of New Dwelling Units 2 1.00
Population Increase 5.24 2.62
Number of New Students
Elementary 0.42 0.21
Middle 0.24 0.12
High 0.32 0.16
TOTAL 0.98 0.49
Net Cost for Schools $17,764 $8,882
Net Cost for Parks 2,328 1,164
Net Cost for Libraries 682 341
Net Cost for Fire Stations 1,372 686
Average Net Cost for Roads 34,988 17,494
TOTAL NET COST $57,134 $28,567
The applicant has offered cash in the amount of $18,966 for development in excess of one (1)
unit. The conditions as proffered in this case do not adequately mitigate the impact of this
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.
T , ANn 1 IMF,
Comprehensive Plan:
The subject property is located within the boundaries of the Route 360 Corridor Plan,
which suggests the property is appropriate for residential use of four (4) dwelling units
per acre or less.
6 11SN0231-AUG24-BOS-RPT
Area Development Trends:
Surrounding properties to the north and south are zoned Residential (R-7) and are
currently vacant. Properties to the east are also zoned R-7 and are developed as part of
the Mayfair Estates Subdivision. Properties to the west along Courthouse Road are zoned
Agricultural (A) and are occupied by single-family dwellings. Within this immediate
area, it is anticipated that infill residential development and will continue at densities
suggested by the Plan.
Subdivision History:
On December 6, 2007 the tentative subdivision plan for C. H. Horner Phase II consisting
of four (4) lots received administrative approval (Case 07TS0373 -reference attached
plat). This tentative approval expires in December of 2012. The subject of this
conditional use approval represents one (1) of these four (4) proposed lots being Lot 2.
(Condition)
Garages; Foundation Planting; and Facade Treatment:
.. ._
The applicant has proffered development standards designed to enhance the appearance
of both the two-family dwelling and its lot within the streetscape of other similarly-
proposed units. These include garage location, plantings around the foundation and
facade treatment. (Proffered Conditions 2 through 5)
CONCLUSIONS
while the Route 360 Corridor Plan suggests the property is appropriate for residential use of four
(4) dwelling units per acre or less, the proffered conditions do not adequately address the impacts
of the proposed two-family dwelling on necessary capital facilities, as outlined in the Zoning
Ordinance and the 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. The proffered conditions do not fully mitigate the impact of this
development on capital facilities and, thereby would not 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
Applicant (7/ 19/ 11)
Revised Proffered Condition 6 was submitted to correct the timing of the cash proffer
payment.
7 11SN0231-AUG24-BOS-RPT
Planning Commission Meeting (7/19/11):
The applicant did not accept the recommendation. There was no opposition present.
Dr. Brown indicated residents from Mayfair Estates attended the community meeting and
were supportive, noting interest for public sewer extension and concern regarding rental
units; and the current ability for the applicant to construct four (4) dwellings, one (1) on
each proposed lot, without addressing capital facility impacts.
Mr. Waller noted concern for additional housing fronting a maj or arterial.
Mr. Gulley expressed concern with unused highway land acquisitions released for private
development creating health, safety and welfare issues.
Mr. Hassen expressed concern that the request for multiple units deviated from the intent
of the existing Residential (R-7) designation.
On motion of Mr. Gulley, seconded by Mr. Waller, the Commission recommended
enia .
AYES: Messrs. Bass, Gulley, Hassen and Waller.
NAY: Dr. Brown.
The Board of Supervisors, on Wednesday, August 24, 2011 beginning at 6:30 p.m., will take
under consideration this request.
8 11SN0231-AUG24-BOS-RPT
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