03SN0156-Jan22.pdfJanuary 22, 2003 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
03SN0156
Cameron Bay LLC
Matoaca Magisterial District
West line of Bailey Bridge Road
REQUEST:
Rezoning from Agricultural (A) to Residential (R-12) of 3.74 acres and amend a
proffered condition (Case 89SN0340) relative to the number of lots permitted on
property currently zoned Residential (R-9). A total of 183 lots is proposed yielding a
density of 2.08 units per acre.
PROPOSED LAND USE:
Continued development of a single family residential subdivision is planned. The
proposed R- 12 property is to be an expansion of the Cameron Bay Subdivision being
developed on the R-9 property.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 4.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proposed zoning and amendment conform to the Upper Swift Creek Plan which
suggests the property is appropriate for residential use of 2.2 units per acre or less.
The proposed zoning and amendment are representative of existing and anticipated
area residential development.
The proffered conditions address the impacts of the proposed R-12 tract on necessary
capital facilities, as outlined in the Zoning Ordinance and Comprehensive Plan.
Providing a FIRST CHOICE Contrnunity Through Excellence in Public Service.
Specifically, the needs for transportation, schools, parks, libraries and fire stations is
identified in the County's adopted Public Facilities Plan, the Thoroughfare Plan and
Capital Improvement Program and the hnpact of this development is discussed
herein. The proffered conditions adequately mitigate the impact on capital facilities,
thereby insuring adequate service levels are maintained to protect the health, safety
and welfare of County citizens.
(NOTE: THE ONLY CONDITION THAT MAY BE [MPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION. CONDITIONS WITH ONLYA "STAFF"ARE RECOMMENDED SOLELYBY
STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNiNG COMMISSION.)
PROFFERED CONDITIONS
THE FOLLOWING PROFFERS SHALL APPLY TO THAT PORTION OF THE
PROPERTY BEING REZONED TO R-12:
(STAFF/CPC)
1. Public water and wastewater shall be used. (U)
(STAFF/CPC) 2.
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 Properly until a land disturbance permit
has been obtained from the Environmental Engineering Department
and the approved devices installed. (EE)
(STAFF/CPC) 3.
No direct access froTM the property to Bailey Bridge Road shall be
permitted. (T)
(STAFF/CPC) 4.
In conjunction with the recordation of the initial subdivision plat,
forty-five (45) feet of right of way on the west side of Bailey Bridge
Road, measured from the centerline of that part of Bailey Bridge
Road inunediately adjacent to the property, shall be dedicated, free
and u~estricted, to and for the benefit of Chesterfield County. (T)
(STAFF/CPC) 5.
To provide an adequate roadway system at the time of complete
development, the owner/developer shall be responsible for the
following:
Relocation of the ditch to provide an adequate shoulder along
the west side of Bailey Bridge Road for the entire property
frontage;
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Dedication to Chesterfield County, free and unrestricted, any
additional right-of-way (or easements) required for the
improvements identified above. (T)
(STAFF/CPC) 6.
Prior to any construction plan approval, a phasing plan for the
required road improvements, as identified in Proffered Condition 5,
shall be submitted to and approved by the Transportation Department.
(T)
THE FOLLOWING SHALL APPLY TO THE EXISTING R-9 AND THE PROPOSED R-12
PROPERTIES:
(STAFF/CPC) 7.
The applicant, sub divider, or assignee(s) shall pay, for infrastructure
improvements within the service district for the property, to the
county of Chesterfield for each building lot within or bisected by the
boundaries of Tax ID 737-673-0934 and for each lot developed on the
currently zoned R-9 property in excess of 175 lots. Payments will be
made prior to the issuance of building permit and shall be as follows:
$9,000.00 per dwelling unit, if paid prior to July t, 2003; or
The mount approved by the Board of Supervisors not to
exceed $9,000.00 per dwelling unit adjusted upward by any
increase in the Marshall and Swift building cost index
between July 1, 2002, and July 1 of the fiscal year in which
the payment is made if paid after Jane 30, 2003.
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.
Provided however, a cash proffer payment will not be paid for
the existing home located on Tax ID 737-673-0934. (B&M)
(STAFF/CPC) 8.
The maximum density of this development shall not exceed 183 lots,
and the developer shall be responsible for the reconstruction of a
section of North Bailey Bridge Road between Bailey Bridge Road and
Route 360 or a section of Bailey Bridge between the subject property
and North Bailey Bridge. The exact location of the section shall be
determined and approved by the Transportation Department. The
reconstruction shall be to VDOT Urban Minor Arterial Standards
with modifications as approved by the Transportation Department.
The developer shall not be required to make any such improvements
(other than the left and right turn lanes required by proffered
condition #3), beyond those that cm~ be constructed for a cost not to
exceed $262,500, as determined by the Transportation Department.
This reconstruction shall be completed as determined by the
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Transportation Department, prior to final check plat approval of more
than 60 lots unless otherwise approved by the Transportation
Department. (P & T)
(STAFF NOTE: THIS PROFFERED CONDITION SUPERSEDES PROFFERED CONDITION 5
OF CASE 89SN0340.)
GENERAL INFORMATION
Location:
Westline B~leyBfidgeRoad, north ofQuailwood Road. Tax IDs735-673-5748;736-673-
2875,4758,5513,6055,6671,6831,7008,7178,7241,7683,7810,8030,8388,8462,8608,
8992,9358and9375;736-674-7028,7237,7245,7252,7362,7719,8213,8908,9202,9334,
9343and 9628;737-673-0072,0157,0386,0871,0934,0955,1284,1571,1754,1983,2271,
2455, 2884, 2971, 3155, 3676,3690,3854,4579, 4855, 5272and 5562; 737-674-0122, 0515,
0708, 1102, 1810, 2506and 3102 (She~I6).
Existing Zoning:
A and R-9
Size:
87.8 acres
Existing Land Use:
Single family residential or vacant
Adiacent Zoning and Land Use:
North - AandI-1 with Conditional Use Plarmed Development; Singte family residenfial or
vacant
South - A; Single family residential or vacant
East - R-9; Public/Semi-public (Manchester High and Bailey Bridge Middle Schools)
West - A and 0-2 with Conditional Use Planned Development; Single family residential
or vacant
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UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the south line of Bailey
Bridge Road, adjacent to the request site. Use of the public water system is intended and has
been proffered for that portion of the property being rezoned to R- 12. (Proffered Condition 1 )
Public Wastewater System:
There is an existing thirty (30) inch wastewater trunk line extending along Swift Creek,
approximately 1,600 feet northwest of this site. An extension from this tnmk line is
proposed to serve the existing zoned portion of Cameron Bay Subdivision, and will be
necessary to serve the proposed R-12 site. Use of the public wastewater system is intended
and has been proffered for that portion of the property being rezone& (Proffered Condition 1)
ENVIRONMENTAL
Drainage and Erosion:
The property drains away from the Swift Creek Reservoir. The property being rezoned to R-
12 drains north through existing Cameron Bay Subdivision which was designed to accept
drainage from the proposed R-12 property once developed. There are no existing or
anticipated, on- or off-site drainage or erosion problems.
The property being rezoned to R-12 is heavily wooded and should not be timbered without
obtaining a land disturbance permit from the Environmental Engineering Department
(Proffered Condition 2). This will insure that adequate erosion control measures are in place
prior to any timbering.
PUBLIC FACILITIES
The need for fire, school, library, park and transportation facilities is identified in the Public
Facilities Plan, the Thoroughfare Plan and the Capital Improvement Program. This proposal will
have an impact on these facilities, by increasing the number of lots permitted from 175 to 183.
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 eight (8) dwelling units, this request will
generate approximately one (1) call for fire and EMS services each year. The applicant has
addressed the impact of the additional lots on fire and emergency service. (Proffered
Condition 7)
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The Clover Hill Fire/Rescue Station, Company Number 7, 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) students will be generated by this development. "llfis site ties in the
Alberta Smith Elementary School attendance zone: capacity - 775, enrollment - 715; Bailey
Bridge Middle School zone: capacity - 1,200, enrollment - 1,610; and Manchester High
School zone: capacity - 2,000, enrollment - 2,380. There are currently five (5) trailers at
Alberta Smith Elementary; twenty (20) trailers at Bailey Bridge Middle; and seventeen (17)
trailers at Manchester High.
The additional lots will have impact on area schools. The applicant has agreed to participate
in the cost of providing for area school needs. (Proffered Condition 7)
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. Even if
the facility improvements that have been made since the Public Facilities Plan was published
are taken into account, there is still an unmet need for additional library space throughout the
County.
Development would most likely have an affect on the Clover Hill Library. The Public
Facilities Plan indicates a need for additional library space in this area of the County. The
applicant has offered measures to assist in addressing the impact of the additional lots on
library facilities. (Proffered Condition 7)
Parks and Recreation:
The Public Facilities Plan identifies the need for four (4) new regional parks. In addition,
there is currently a shortage of community park acreage in the County. The Public Facilities
Plan identifies a need for 625 acres o£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 suggestions for their locations.
The applicant has offered measures to assist in addressing the impact of the additional lots on
parks and recreation facilities. (Proffered Condition 7)
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Transportation:
The applicant is requesting rezoning from Agricultural (A) to Residential (R-12) on
approximately four (4) acres. The applicant has also included adjacent properties, totaling
approximately eighty-three (83) acres, currently zoned Residential (R-9) for the purpose of
establishing a maximum density for both parcels. The eighty-three (83) acres was zoned in
1991 (Case 89SN0340) and is part era planned subdivision, Cameron Bay Subdivision. An
existing condition (Proffered Condition 5 of Case 89SN0340) on the eighty-three (83) acres,
limits its development to 175 lots. The applicant has proffered that the maximum density of
both parcels will not exceed 183 lots (Proffered Condition 8). Based on single-family trip
rates, development of both parcels could generate approximately 1,810 average daily trips.
These vehicles will be distributed along Bailey Bridge Road, which had a 2002 traffic count
of 11,746 vetficles per day.
As noted, the applicant is requesting rezoning on approximately four (4) acres. This parcel
fronts along Bailey Bridge Road. The applicant has submitted additional proffers that apply
specifically to the development of that four (4) acre parcel.
The Thoroughfare Plan identifies Bailey Bridge 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 right of way, measured from the centerline of Bailey Bridge Road, in accordance ~vith
that Plan. (Proffered Condition 4)
Access to major arterials, such as Bailey Bridge Road, should be controlled. The applicant has
proffered that no direct access will be provided from the property to Bailey Bridge Road
(Proffered Condition 3). The applicant intends to access Bailey Bridge Road through the
streets within the Cameron Bay Subdivision.
The traffic impact of this development must be addressed. The applicant has proffered to
relocate the ditch to provide an adequate shoulder along the west side of Bailey Bridge Road
for the entire property frontage. (Proffered Condition 5)
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. Bailey Bridge Road will
be directly impacted by development of this property. Sections of Bailey Bridge Road have
twenty (20) to twenty-one (21) foot wide pavement with approximately two (2) foot wide
shoulders. Based on the current volume of traffic during peak hours, this road is at capacity
(Level of Service E). The standard typical section for this type of roadway should be twenty-
four (24) foot wide pavement, with min/mum eight (8) foot wide shoulders. The applicant has
proffered to contribute cash, in an amount consistent with the Board of Supervisors' Policy,
towards mitigating the traffic impact of the additional lots on area roads. (Proffered Condition
7)
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Financial Impact on Capital Facilities:
PER LrNIT
Potential Number of New Dwelling Units 8* 1.00
Population Increase 21.76 2.72
Number of New Students
Elementary ~ 1.92 0.24
Middle 1.04 0.13
High 1.36 0.17
TOTAL 4.32 0.54
Net Cost for Schools 38,776 4,847
Net Cost for Parks I 5,544 693
Net Cost for Libraries 3,000 375
Net Cost for Fire Stations 3,208 401
Average Net Cost for Roads 32,872 4,109
TOTAL NET COST 83,400 10,425
*Based on a proffered maximum number of permissible milts. (Proffered Condition 8)
As noted, the additional lots 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 $10,425 per
unit. The applicant has been advised that a maximum proffer 0£$9,000 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 cash to
assist in defraying the cost of this proposed zoning on such capital facilities. (Proffered Condition 7)
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 Upper Swift Creek Plan which suggests the property is
appropriate for residential use of 2.2 dwelling units per acre or less.
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Area Development Trends:
Area properties are zoned for a nfix of uses (A, R-9, 0-2 and I-1) and are occupied by
Manchester High and Bailey Bridge Middle Schools and single family residential uses or are
being developed for the Commonwealth Center mixed-use development or remain vacant. It
is anticipated that residential zoning and land use patterns will continue in the area consistent
with densities suggested by the Plan.
Zoning History:
On March 27, 1991, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved the rezoning to Residential (R-9) of a portion of the request
property (Case 89SN0340). With the approval of Case 89SN0340 proft'ered conditions were
accepted which addressed concerns relative to road improvements, density and buffers. The
property which was the subject of Case 89SN0340 has been included in this request for the
purpose of addressing the overall number of units permitted. Specifically, Proffered
Condition 5 of Case 89SN0340, limited the number of lots on that part of the property zoned
R-9 to 175. With the proposed R-12 zoning, the number of lots would increase to 183.
(Proffered Condition 8)
Density:
Zoning on the existing R-9 property permits 175 lots, yielding a density of approximately
two (2) lots per acre. The current request, if approved, would increase the total number of
lots for the overall development by eight (8), to 183 lots and yield an overall density of 2.08
lots per acre.
CONCLUSIONS
The proposed zoning and land use conform to the Upper Swift Creek Plan which suggests the
property is appropriate for residenfial use of 2.2 units per acre or less. In addition, the proposed
zoning and land use are representative of existing and anticipated area residential development.
Further, the proffered conditions address the impacts of the additional lots on necessary capital
facilities, as outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the needs for
transportation, schools, parks, libraries and fire stations is identified in the County's adopted Public
Facilities Plan, the Thoroughfare Plan and the Capital Improvement Program and the impact of the
additional lots is discussed herein. The proffered conditions adequately mitigate the impact on
capital facilities, thereby insuring adequate service levels are maintained and protect the health,
safety and welfare of County citizens.
Given these considerations, approval of this request is recommended.
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CASE HISTORY
Planning Commission Meeting (12/17/02):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Stack, seconded by Mr. Ctmningham, 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, January 22, 2003, beginning at 7:00 p.m., will take under
consideration this request.
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