13SN0136CASE MANAGER: Ryan Ramsey
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ADDENDUM
13SN0136
GJD LLC
November 28, 2012 BS
Dale Magisterial District
Gates Elementary, Matoaca Middle and Matoaca High School Attendance Zones
Southeastern terminus of Erinton Terrace
The purpose of this addendum is to advise the Board of the Planning Commission's
recommendation for this case.
REQUEST: Conditional use approval to permit atwo-family dwelling in a Residential (R-25)
District.
PROPOSED LAND USE:
A second dwelling unit, to be occupied by family members, is proposed to be
established within a planned addition to the principal dwelling unit.
Staff continues to recommend approval as outlined in the "Request Analysis."
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2 OF THE "REQUEST ANALYSIS."
CASE HISTORY
Planning Commission Meeting (11/15/12):
The applicant's representative accepted the recommendation. There was no opposition
present.
On motion of Dr. Brown, seconded by Dr. Wallin, the Commission recommended approval
and acceptance of the proffered conditions on page 2 of the "Request Analysis."
AYES: Messrs. Gulley, Waller, Brown, Patton and Wallin.
The Board of Supervisors on Wednesday, November 28, 2012 beginning at 6:30 p.m., will take
under consideration this request.
Providing a FIRST CHOICE community through excellence in public service
CASE MANAGER: Ryan Ramsey
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November 28, 2012 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
13SN0136
GJD LLC
Dale Magisterial District
Gates Elementary, Matoaca Middle, and Matoaca High School Attendance Zones
Southeastern terminus of Erinton Terrace
REQUEST: Conditional use approval to permit atwo-family dwelling in a Residential (R-25)
District.
PROPOSED LAND USE:
A second dwelling unit, to be occupied by family members, is proposed to be
established within a planned addition to the principal dwelling unit.
THE PLANNING COMMISSION IS SCHEDULED TO HEAR THIS CASE AT THEIR
MEETING ON THURSDAY, NOVEMBER 15, 2012. STAFF WILL ADVISE THE BOARD
OF THE COMMISSION'S ACTION AFTER THEIR MEETING.
RECOMMENDATION
Recommend approval for the following reasons:
A. Similar requests where occupancy of the second dwelling unit has been limited to
guests, domestic servants or family members of the occupants of the principle
dwelling have been approved elsewhere in the County with no apparent adverse
impact on the area.
B. The proffered conditions ensure that the single-family residential character of the
request property is maintained.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS.)
Providing a FIRST CHOICE community through excellence in public service
PROFFERED CONDITIONS
1. Occupancy of the second dwelling unit shall be limited to: the occupants of the
principal dwelling unit, individuals related to them by blood, marriage, adoption
or guardianship, foster children, guests and any domestic servants. (P)
2. For the purpose of providing record notice, within thirty (30) days of approval of
this request, a deed restriction shall be recorded setting forth the limitation in
Condition 1 above. The deed book and page number of such restriction and a
copy of the restriction as recorded shall be submitted to the Planning Department.
(P)
GENERAL INFORMATION
Location:
The request property is located at the southeastern terminus of Erinton Terrace, south of
Erinton Drive. Tax ID 768-641-8519.
Existing Zoning:
R-25
Size:
2.4 acres
Existing Land Use:
Single-family residential
Adjacent Zoning and Land Use:
North, South, East and West - R-25; Single-family residential and vacant
UTILITIES
Public Water Svstem:
There is a sixteen (16) inch water line extending along Erinton Terrace. The applicant has
proffered to limit the occupancy of the second dwelling to family only. This request will not
impact the public water system.
Public Wastewater Svstem:
The public wastewater system is not available to the request site. This request will not
impact the public wastewater system.
2 13SN0136-NOV28-BOS-RPT
Health Department:
Per the requirements of the Sewage Handling and Disposal regulations 12 VAC 5-610-
250-I; the Health Department has no adverse comments to atwo-family dwelling
provided that 1) each dwelling unit has its own independent septic system(s) or 2) if both
dwelling units are to be served by a single septic system the septic system shall be owned
and maintained by a single owner.
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 Program and further detailed by specific departments in the applicable sections of
this request analysis.
Fire Cervire•
The Public Facilities Plan as part of the Comprehensive Plan indicates that fire and
emergency medical service (EMS) calls increased by forty-four (44) percent from 2001 to
2011, significantly faster than the County's population increase of seventeen (17)
percent. Of the total incidents in 2011, nearly seventy-six (76) percent were medical
emergencies and twenty-four (24) percent were fire-related. It is expected with the
general aging of the population that medical emergency incidents will increase faster than
the rate of population growth over time. Five (5) new fire/rescue stations are
recommended for construction by 2022 in the Plan. In addition to the five (5) new
stations, the Plan also recommends the replacement/revitalization of four (4) existing
stations.
Schools:
The proposed zoning case would yield two (2) units. Based on the Cash Proffer
Methodology, this development would yield one (1) new student (Elementary: - 1, Middle: -
0, High: - 0). Currently, this site lies in the Gates Elementary School zone: capacity - 898,
enrollment - 733; Matoaca Middle School zone: capacity - 1,438, enrollment - 1,122; and
Matoaca High School zone: capacity - 1,524, enrollment - 1,837. The enrollment is based
on October 1, 2012 student membership and the capacity is as of the 2012-2013 school year.
After review of this request, the proposed zoning case will have minimal impact on the
aforementioned schools involved. There are currently three (3) trailers at Matoaca Middle
and three (3) trailers at Matoaca High.
3 13SN0136-NOV28-BOS-RPT
It is possible that over time this case, combined with other tentative residential
developments, infill developments and zoning cases in the area, will continue to push these
schools to their capacity and beyond. Therefore, the aforementioned units should be subject
to full Cash Proffers, to mitigate the impact that this proposed development would have on
schools.
Libraries:
This request will have no impact on these facilities.
Parks and Recreation:
The Public Facilities Plan identifies the need for three (3) regional parks totaling 600 acres,
ten (10) community parks totaling 790 acres, nine (9) neighborhood parks totaling 180
acres, and three (3) water-based special purpose parks. The Plan also identifies the need for
urban parks within mixed use developments to compliment and provide linkages to the
County's park system. The Plan identifies the need for linear parks and trails and resource-
based special purpose parks [historical, cultural and environmental] and makes suggestions
for their locations. The Plan also addresses the need to expand existing park sites to meet
level of service standards. The Plan also identifies the need to improve access to blueways
through the acquisition of easements and properties. Co-location with schools and other
compatible public facilities is desired. The two-family dwelling will not have a significant
impact on parks and recreation facilities.
County Department of Transportation and Virginia Department of Transportation (VDOT~:
This request will have no impact on these facilities.
Financial Impact on Capital Facilities:
This request will have minimal impact on capital facilities.
T,ANI~ TTSF.
Comprehensive Plan:
The Comprehensive Plan designates the subject property as "Residential Agricultural."
This designation suggests a mix of uses, specifically single-family dwellings on large
lots, small scale farming, subdivisions with lots greater than two (2) acres in area and
subdivisions with lots smaller than two (2) acres in area if usable open space is provided.
Proffered conditions will ensure that the use maintains single-family character on the
subject property.
Area Development Trends:
Surrounding properties are zoned Residential (R-25) and are occupied by single-family
residential uses in the Highlands subdivision or remain vacant. It is anticipated residential
development will continue in this area, as suggested by the Plan.
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Zoning History:
On March 22, 1989 the Board of Supervisors granted rezoning approval to the subject
property, as part of a 2,441 acre tract, from Agricultural (A) to Residential (R-25) (Case
88SN0148).
On July 23, 2003 the Board of Supervisors granted zoning approval to the subject
property, as part of an 872 acre tract, with the addition of proffered conditions related to
recreational facilities (Case 02SN0237).
Site Design and Occupancy:
A dwelling is currently under construction on the subject property. The applicant
proposes atwo-family dwelling within the principal dwelling unit, which as planned will
constitute a second dwelling unit. This second dwelling is to be occupied by immediate
family members of the applicant.
Consistent with past actions on similar requests, proffered conditions have been offered
to ensure that the single-family character of the area is maintained. These conditions limit
occupancy of the second dwelling unit such that the occupants of both dwelling units are
related to or are guests or domestic employees of the occupant(s) of the principle
dwelling unit. They also provide notice of such limitation to future owners of the
property. (Proffered Conditions 1 and 2)
CONCLUSION
The Planning Commission and Board of Supervisors have typically acted favorably on similar
requests where occupancy of the second dwelling unit has been limited to guests, domestic
servants or family members of the occupants of the principal dwelling. The proffered conditions
ensure that the single-family residential character of the area is maintained.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Staff (11/1/12):
The Department of Parks and Recreation and the School Administration submitted
revised background information related to new data offered in the updated Public
Facilities Plan, part of the newly adopted Comprehensive Plan.
Staff (11/9/12):
If the Planning Commission acts on this request on November 15, 2012, the case will be
considered by the Board of Supervisors on November 28, 2012.
13SN0136-NOV28-BOS-RPT
The Board of Supervisors on Wednesday, November 28, 2012, beginning at 6:30 p.m., will take
under consideration this request.
13SN0136-NOV28-BOS-RPT
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