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02SN0184-July24.pdfJuly 24, 2002 BS STAFF'S REQUEST ANALYSIS RECOMlvlENDATION 02SN0184 Dart LLC REQUEST: Matoaca Magisterial District North line Woolridge Road Rezoning from Agricultural (A) to Residential (R-15) and relief to street access requirements. PROPOSED LAND USE: A single family residential subdivision with a maximum of seventy-two (72) lots is planned, yielding a density of approximately 1.5 dwelling units per aero. PLANNING COMMISSION RJ~COMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON PAGES 2 THROUGH 4. STAFF RECOMMENDATION Recommend approval subject to fire concerns being addressed, as discussed herein. This recommendation is made for the following reasons: 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 units per acre or less. The proposed zoning and land use are representative of existing and anticipated development. The proffered conditions address the impacts of this development on neoessm'y capital facilities, as outlined in thc Zoning Ordinance and Comprehensive Plan. Providing a FIP~T CHOICE Community Through Excellence in Public Service. Specifically, the needs for roads, schools, parks, libraries and fire stations is identified in the Public Facilities Plan, the Thoroughfare Plan and .F..y 2002-2007 Capital Improvement Program and the impact of this development is discussed herein. Thc 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. The proposed emergency access included in Proffered Condition 8 does not satisfy the requirements of the Subdivision Ordinance with respect to the provision of a second means of public road access and could adversely affect accessibility to and from the development in an emergency situation, should one (I) access be blocked. (NOTE: THE ONLY CONDITION THAT MAY BE IIV[POSED IS A BUFFER CONDITION. 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 (STAFF/CPC) 1. Public water and wastewater shall be used. (U) (STAFF/CPC) 2. The applicant, subdivider, or assignee(s) shall pay the following to the county of Chesterfield at the time of building permit application for infrastructure improvements with in the servioe district for the property: A. $7,800.00 per dwelling unit, if paid prior to July 1, 2002; or The mount approved by the Board of Supervisors not to exceed $7,800.00 per dwelling unit adjusted upward by any increase in the Marshall and Swift building cost index between July 1, 2001, and July 1 of the fiscal year in wh/eh the payment is made if paid after June 30, 2002. In the event the cash payment is not used for which proffered within 15 years of receipt, the cash shall be returned in full to the payor. (B&M) (STAFF/CPC) A fifty (50) foot buffer required in accordance with the Subdivision Ordinance along Woolridge Road shall be located within recorded open space. (P) 2 02SN0184-JULY24-BOS (STAFF/CPC) 4. The maximum density of this development shall not exceed 72 lots. (?) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) (STAFF/CPC) Dwelling units shall have a minimum gross floor area of 2400 square feet. (P) Prior to, or in conjunction with, the recordation of any subdivision plat, restrictive covenants shall be recorded which 1 ) preclude sitting or locating any manufactured home within such subdivision or residential development and which precludes the revision of such restrictive covenant to remove such prohibition unless the zoning is amended to allow removal of such covenant and 2) precludes the use of any structure of a temporary character, trailer, basement, tent, shack, garage, barn, or other outbuildings to be used on any lot at any time as a residence, either temporarily or permanently. (P) Except for 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 installed. (EE) 8. Unless a second public road access is provided to serve the property in accordance with the requirements of the Subdivision Ordinance, prior to recordation of rnore than fifty (50) lots, an emergency access shall be provided to Tax ID 712-677-7972 which will accommodate access to Woolridge Road. This access shall be constructed to .-. :.- .acconanodate--access.ln.-case:..of-emergency and shall be gated to preclude its use other than during emergency situations. The exact ....... design,-location-and maintenance provisions-of-this, access shall be reviewed and approved by the Fire Department at the time of tentative subdivision plan review. (F) In conjunction with the recordation of the initial subdivision plat, forty-five (45) feet of right of way on the north side of Woolridge Road, measured from the centerline of that part of Woolridge Road immediately adjacent to the property, shall be dedicated, free and ur~restricted, to and for the benefit of Chesterfield County. (T) 10t In conjunction with recordation of the initial subdivision plat, a sixty (60) foot wide fight-of-way for a residential collector street ('~e Public Road") from Woolridge Road to the western property line shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. The exact location of this right-of-way shall be approved by the Transportation Department. (T) 3 02SN0184-IULY24-BOS (STAFF/CPC) 11. Direct access from the property to Woolridge Road shall be limited to the Public Road. The exact location of this access shall be approved by the Transportation Department. (T) (STAFF/CPC) 12. To provide an adequate roadway system at the time of complete development, the owner/developer shall be responsible for the following: Constmetion of additional pavement along Woolridge Road at the Public Road Intersection to provide a fight turn lane; Relocation of the ditch to pro¥ide an adequate shoulder along the north side of Woolridge Road for the entire property frontage; and 112[, Dedication to Chesterfield County, fmc and unrestricted, any additional fi~:~ht-of-way (or easements) required for the improvements identified above. (T) (STAFF/CPC) 13. Prior to any construction plan approval, a phasing plan for 'the required road improvements, as identified in Proffered Condition 12, shall be submitted to and approved by the Transportation Department. (T) (STAFF/CPC) 14. In addition to "the Public Road" fight of way referenced in Proffered Condition 10, a stub road right of way shall be provided to the eastern property line of Tax ID 712-679-2887. The exact location of this stub road shall be reviewed and approved by the Fire Department at the time of tentative subdivision plan review. (F) GENERAL INFORMATION Location: Northline ofWoolridgeRoad, west of FoxLight Parkway. TaxlDs 712-677-4651 and713- 679-0553 (Sheet 15). . Existing Zoning: A Size: 47.8 acres 4 02SN0184-JULY24-BOS Existing Land Use.: Single family residential Adiacent Zoning and Land Use: North - R-15; Single family residential or vacant South - A; Single family residential East - R-15 and A; Single family residential, public/semi-public (church) or vacant West - A; Vacant UTILITIES Public Water System: There is an existing twenty (20) inch water line extending along a portion of Woolridge Road that terminates approximately 2,000 feet east of the request site. Use of the public water system is intended and has been proffered, (Proffered Condition 1) Public Wastewater System: There is an existing thirty-six (36) inch wastewater mink line extending along a portion of Deep Creek that terminates adjacent to Fox Marsh Drive in Foxfire Subdivision, approximately 300 feet north of the request site. Use of the public wastewater system is intended and has been proffered. (Proffered Condition 1 ENVIRONMENTAL Drainage and Erosion: The property drains northwest to Deep Creek and then via Deep Creek to Swift Creek Reservoir. There are currently no on- or off-site drainage or erosion problems and none are anticipated after development. The property is wooded in certain areas and, as such, should not be timbered until the issuance ora land-disturbance permit. Th/s will ensure that proper erosion control measures are in'place prior to any timbering. (Proffered Condition 7) Water Quality: Deep Creek is a perennial stream ,md is therefore subject to a 100-foot conservation area. The property is situated in the Upper Swift Creek drainage basin. The U._p. per Swift Creek Watershed Master Plan establishes a pro-rata fee for the management of phosphorus loads associated with stormwater rtmoff. A sub-watershed BMP is located entirely on the property 02SN0184-IULY24-BOS and portions of an enhanced floodplain. The details of design and construction, as well as easements, will be reviewed in conjunction with the plans review process. PUBLIC FACILITIES The need for f~re, school, library, park and transportation facilities is identified in the Public Facilities Plan, the Theroug..hf. are Plan and the FY 2002-2007 Canital Improvement Program. This development will have an impact on these facilities. Fire Service: The Public Facilities Plan indicates that emergency services calls are expected to increase forty-five (45) percent by 2015. Eight (8) new fire/rescue stations are recommended for construction by 2015 in the Plan. Based on seventy-two (72) dwelling units, this request will generate approximately eighteen (18) calls for fire mad rescue services each year. The applicant has addressed the impact on fire service. '(Proffered Condition 2) The property is currently served by the Waterford Fire/Rescue Station, Company Number 16. 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. To satisfy the requirement~ of the Subdivision Ordinance, when the cumulative total of lots served by a local street in a subdivision exceeds fifty (50) and/or when the number of lots accessing a residential collector street exceeds 100, a second public access road to all lots must be provided to the development. This requirement is to provide emergency vehicles access. The applicant is proposing seventy-two (72) lots from one (1) point ofaeceas, as limited by Proffered Condition 11. There are no potential stub road connections to the adjacent Foxfire Subdivision-to the east. The'applicant proposes provision of a restricted second access through an adjacent chinch site (Tax ID 712-677-7972) accessing Woolridge Road (Proffered Condition 8). The Fire Department does not support the use of an emergency access in place of a second mirestricted access. The second means ofura'estdcted access allows emergency services to expeditiously access the development in an emergency situation as well as provides future residents with an alternative means of ingress/egress should the one (1) access become blocked. The applicant has also proffered the provision of a. stub road fight of. way.lo, the-eastern property line of the adjacent parcel to the west (Proffered Condition 14). Although the Fire Department supports future intercormectivity among adjacent residential development, the provision of this stub road does not replace the requirement for a second public road access. The Fire Department opposes granting relief from street access requirements which would limit development to fifty (50) lots unless or unfila second public road access can be provided or a residemial collector street is constructed through the limits of the property. 6 02SN0184~JULY24-BOS Schools: Approximately thirty-eight (38) school age children could be generated by this development. This site lies in the Clover Hill Elementary School attendance zone: capacity - 750, enrollment- 788; Swift Creek Middle School zone: capacity - 1,200, enrollment- 1,433; and Clover Hill High School zone: capacity - 1,600, enrollment - 1,877. Currently, these schools exceed capacity. Swift Creek Middle has six (6) trailers and Clover Hill High has eleven (11). 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 2) Libraries: Consistent with the 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 new La Prade and Chester Libraries, there is still a projected need for approximately 55,000 additional square feet of library space County-wide by 2015. This development will most likely impact the existing Clover Hill Library or aproposed new library in the Gerdto Road/PoWhite Parkway area. The Plan indicates a need for additional library space in these service areas by 2015. The applicant has offered measures to assist in addressing the impact of this development On these facilities. (Proffered Condition 2) Parks and Recreation: The Public Facilities Plan identifies the need for four (4) new regional parks. In addition, there is currently a shortage of commtmity park acreage in the County. The Plan identifies a need for 625 acres of regional park space and 116 acres of community park space by 2015. The Plan also identifies the need for neighborhood parks and special purpose parks and makes suggestion, for their locations. The applicant has offered measures to assist in addressing the impact of this proposed development on parks and recreation facilities. (Proffered Condition 2) Transportation: The applicant has proffered that a maXimum density of seventy-two (72) lots will be developed on the property (Proffered Condition 4). Based on single-family trip rates, development could generate approximately 770 average daily trips. These vehicles will be distributed along Woolridge Road, which had a 2000 traffic count of 829 vehicles per day. 7 02SN0184-JLrLY24-BOS The Thoroughfare Plan identifies Woolridge Road as a major arterial with a recommended right of way width of ninety (90) feet. The applicant has proffered to dedicate forty-five (45) feet of fight of way, measured from the centerline of Woolridge Road, in accordance with that Plan. (Proffered Condition 9) Bounded by Woolridge Road to the south, Otterdale Road to the west, Blackman Creek and Deep Creek to the north and Foxfire Subdivision to the west is over 300 acres, which includes the subject property. The U¢¢er Swift Creek Plan suggests this area is appropriate for residential development at two (2) units per acre or less.' The Subdivision Ordinance requires that subdivision streeks must conform to the Planning Commission's Stub Road Policy, which suggests that traffic volumes on those streets should not exceed an acceptable level of 1,500 vehicles per day. Residential collector streets should be provided through this area to facilitate traffic generated by potential development. The applicant has proffered to provide a residential collector street, with a sixty (60) foot wide right of way ("the Public Road"), from Woolridge Road, through the property, to the western property line. (Proffered Condition 10) Access to major arterials, such as Woolridge Road, should be controlled. The applicant has proffered that direct access to Woolridge Road will be limited to the Public Road. (Proffered Condition 11) The traffic impact of this development must be addressed. The applicant has proffered to construct a right mm lane along Woolridge Road at the Public Road intersection, and relocate the ditch to provide an adequate shoulder along the north side of Woolridge Road for the entire property frontage. (Proffered Condition 12) 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. The applicant has proffered to contribute cash towards mitigating this traffic impact. (Proffered Condition 2) At time of tentative subdivision review, specific recommendations will be provided regarding access and the internal street network. 02SN0184-JULY24-BOS Financial Impact on Capital Facilities: PER UNIT Potential Number of New Dwelling Units 72* 1.00 Population Increase 196.56 2.73 Number of New Students Elementary 17.57 0.24 Middle 9.36 0.13 High 11.52 0.16 TOTAL 38.45 0.53 Net Cost for Schools 258,912 3,596 Net Cost for Parks 58,464 812 Net Cost for Libraries 20,304 282 Net Cost for Fire Stations 22,680 315 Average Net Cost for Roads 206,136 2,863 TOTAL NET COST 566,496 7,868 *Based on a proffered maximum of 72 units. Proffered Condition 4 As noted, this proposed development will have an impact on capital facilities. Staffhas calculated the fiscal impact of every new dwelling unit on schools, roads, parks, libraries and fire stations at $7,868 per unit. The applicant has been advised that a maximum proffer of $7,800 per unit would deft:ay the cost of the capital facilities necessitated.by this proposed developmem. 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. (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. LAND USE Comprehensive Plan: Lies within the boundaries of the U._p.p. er Swift Creek Plan which suggests the property is appropriate for single family residential uses at a density of 2.0 dwelling units per acre or less. 02SN0184-JULY24-BOS Area Develooment Trends: Property to the north and east contains single family residemial subdivision development (Foxfire Subdivision) or is currently vacant. Properties to the west, south and southeast are zoned Agriculturally and are occupied by single family residences or are vacant. Residential development at densities consistent with the Plan is expected to cor~tinue in this area. Densit-/: The applicant has proffered a maximum of seventy-two (72) lots on 47.8 acres, yielding a maximum density of approximately 1.5 dwelling units per acre, consistent with the Upper Swift Creek Plan which suggests 2.0 units per acre or less. (Proffered Condition 4) Buffers: The Subdivision Ordinance requires that a fifty (50) foot buffer be maintained along Woolridge Road. The Ordinance would allow this buffer to be included within the boundaries of individual lots, It has been staff s experience that individual homeowners tend to clear these areas resulting in a zoning violation on that individual lot and affecting the integrity of the buffers. To preserve the integrity of these buffers, the applicant has proffered that these areas will be provided in open space, thereby becoming the responsibility of a homeowners' association. (Proffered Condition 3) Dwellin~Size: A proffered condition has been submitted which requires a miuimum gross floor area of 2,400 square feet for all dwelling units. (Proffered Condition 5) Restrictive Covenants: The applicant has agreed to record restrictive covenants (Proffered Condition 6). It should be noted that the County will only insure the recordation of the covenants and will not be responsible for their enforcement. Once the covenants are recorded, they can be changed. .CONCLUSIONS While the proposed zoning and land use conform to the Upper Switt Creek Plan which suggests the property is appropriate for residential use of 2.0 units per acre or less, the application fails to insure provision of adequate access to and from the development during an emergency situation. 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 roads, schools, parks, libraries and fire stations is identified in the County's adopted Public Facilities Plan, the Thorougl~re Plan and FY 2002-2007 Capital Improvement Program and the impact of this development as discussed herein. The proffered conditions adequately mitigate the impact on capital 10 02SN0184-~rULY24-BOS facilities, thereby insuring adequate service levels are maintained and protecting the health, safety and welfare of County citizens. Given these considerations, approval of this request is recommended subject to addressing the concerns of the Fire Department relative to provision of adequate access during an emergency situation. CASE HISTORY Applicant (6/12/02 and 6/18/02); Revisions were submitted to Proffered Condition 8 and Proffered Condition 14 was added. Planning Commission Meeting (6/18/02): The applicant did not accept staff's recommendation, but did accept the Planuing Commission's recommendation. Them was opposition present. Concern was expressed from an adjacent property owner to the west relative to the elimination of direct access into this adjacent property from Woolfidge Road due to access separation requirements; limitation on the number of lots permitted access to the proposed collector road constructed through the subject property; and the inequitable distribution of these permitted lots between the subject and this adjacent property. Mr. Gecker expressed concern that without direct access to Woolridge Road, this adjacent property owner"s-d-ev, l-opment opportunity could'be limited. Mr. Stack noted the collector road initiated with this development would eventually benefit the area and relieve pressure on Woolridge Road; and that although the Fire Department did not support the exception to a second public road access, they acknowledged the lack of access-.altematives for this property. On motion of Mr. Stack, seconded by Mr. Cumfingham, the 'Commission recommended approval of this request and acceptance of the proffered conditions on pages 2 through 4. AYES: Unanimous. The Board of Supervisors, on Wednesday, July 24, 2002, beginning at 7:00 p.m., will take under consideration this request. 11 02SN0184~JULY24-BOS