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03SN0191-FEB26.pdfREQUEST: STAFF'S REQUEST ANALYSIS RECOMMENDATION 03SN0191 Douglas R. Sowers Matoaca Magisterial.District West line Of Otterdale Road Rezoning from Agricultural (A) to Residential (R-12). Jan:mD' 2!, 2~3 CPC February 26, 2003 BS PROPOSED LAND USE: A single family residential subdivision having a minimum lot size of 12,000 square feet is planned. The applicant has agreedto Ytmit developmentto amaximum deusity of 2.0 units per acre, yielding a maximum of sixty-seven (67) lots. PLANNING COMMISSION RECOMMENDATION RECOMMEND APPROVAL AND ACCEPTANCE O17 THE PROFFERED CONDITIONS ON PAGES 2 AND 3. STAFF RECOMMENDATION Recommend approval for the following reasons: A. The proposed zoning and land use conform to the Upper Swift Creek Plan which suggests the property is appropriate for single family residential use of 2.0 units per acre or less. B. The proposed zoning and land use are representative of existing and anticipated development. C. The proffered conditions address the impacts of this development on necessary capital facilities, as outlined in the Zoning Ordinance and Comprehensive Plan. Providing a FIRST CHOICE Community Through Excellence in Public Service. Specifically, the need for schools, roads, parks, libraries and ftre stations is identified in the County's adopted Public Facilities Plan, the Thoroughfare Plan and Capital Improvement Program and the impact of this development is discussed herein. The proffered conditions adequately mitigate the impact on capital facilities, thereby insuring adequate service levels are rna'retained and protect the health, safety and welfare of County citizens. (NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED 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 RECOIvlMENDED SOLELY BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS RECOMMENDED BY THE PLANNING COMMISSION.) PROFFERED CONDITIONS The Owners-Applicants in this zoning ease, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves and their successors or assigns, proffer that the development of the property known as Chesterfield County Tax ID 714- 692-7432-00000 (the "Property") under consideration will be developed accord'mg to the following conditions if, and only if, the rezoning request for R-12 is granted. In the event the request is denied or approved with conditions not agreed to bythe Owners-Applicants, these proffers and conditions shall be mediately null and void and of no further rome or effect. (STAFF/CPC) 1. Timbering. Except for the timbering approved by the Virginia State Department of Forestry for the purpose of~emoving dead or diseased trees, there shall be no timbering on the Property until a land disturbance permit has been obtained fxom the Environmental Engineering Department and the approved devices have been installed. (EE) (STAFF/CPC) 2. The public water and wastewater systems shall be used. Ct J) (STAFF/CPC) The applicant, subdivider, or assignee(s) shall pay the following to the County of Chesterfield prior to the issuance of each building pemait for infrastructure improvements within the service district for the property: A. $9,000.00 per dwelling unit, if paid prior to July 1, 2003; or The amount approved by the Board of Supervisom not to exceed $9,000.00 per dwelling unit adjusted upward by any increase in the Marshall Swift building cost index between July 1, 2002, and -July 1 of the fiscal year in which the payment is made if paid after June 30, 2003. 2 03SN0191-FEB26-BOS ENVIRONMENTAL Drainage and Erosion: The property drains south into Swirl Creek and then via Swi~ Creek to SwiR Creek Reservoir. There are no known on- or off-site drainage or erosion problems and none are expected with development. It may be necessary to acquire off-site easements to accommodate drainage. The parcel is heavily wooded and, as such, should not be timbered until the issuance ora land disturbance permit. This will ensure that adeqnate erosion control measures are in place prior to any land disturbance. (Proffered Condition 1) 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 development will have an impact on these facilities. Fire Service: The Public Facilities Plan indicates that calls for emergency services 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 sixty-six (66) dwelling units, this request will generate approximately seventeen (17) calls for fire and emergency medical services each year. The impact on fire service has been adequately addressed. (Proffered Condition 3) The property is currently served by the Waterford Fire/Rescue Station, Company Number 16. 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 thirty-six (36) new students will be generated by this development. This site lies in the War!tins Elementary School zone: capacity- 750, enrollment- 811; Midlothian Middle School zone: capacity- 1,260, enrollment- 1,385; and Midlothian High School zone: capacity- 1,625, enrollment- 1,569. This case will have an impact on all of the schools involved. There are currently four (4) trailers at Watkins Elementary and five (5) trailers at Midlothian Middle. The developer has addressed their impacts on school facilities consistent with the Board of Supervisors' policy. (Proffered Condition 3) 5 03SN0191-FEB26-BOS Libraries: Consistent with Board of Supervisors' policy, the impact of development on library services is assessed County-wide. Based on projeoted 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 additional library space Ll~roughout the County. This development would likely affect the Midlothian Library, the Clover Hill Library or a possible newbranch in the Genito Road/Powhite Parkway area as proposed by the Plan. The proffered conditions address the impact of this development on library service. (Proffered Condition 3) Parks and Recreation: The Public Facilities Plan identifies the need for four (4) new regional parks. In addition, there is currently a shortage ofcommunitypark 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 suggestions for their locations. The impact on parks and recreational facilities has been adequately addressed. (Proffered Condition 3) Transportation: This request consists of 33.5 acres, currently zoned Agricultural (A). The applicant is requesting rezoning to Residential (R-12). The applicant has proffered that a maximum of two (2) Units per acre will be developed on the property (Proffered Condition 4). Based on single family trip rates, development could generate approximately 720 average daily trips. These vehicles will be distributed along Otterdale'Road, which had a 2002 traffic count of 1,155 vehicles per day. The Thoroughfare plan identifies Otterdale Road as a, major arterial with recommended fight o f way widths of ninety (90) feet. The applicant has proffered to dedicate forty-five (45) feet of right of way, measured from the eenterline of Otterdale Road, in accordance with that Plan. (Proffered Condition 5) The Thoroughfare Plan also identifies a north/south major arterial (the "North/South Arterial') extending through the property, with a recommended right of way width of ninety (90) feet. The Plan shows the North/South Arterial extending from Otterdale Road north lhrough the subject property, crossing the proposed Powhite Parkway Extended and continuing north to intersect with a proposed east/west major arterial (the "Fast/West Arterial"). Due to topography and development that has occurred in this area, staff supports eliminating the section of the North/South Arterial from Otterdale Road to the EasffWest Arterial. 6 03SN0191-FEB26-BOS Access to major arterials, such as Otterdale Road, should be controlled. The applicant has proffered that direct access from the property m Otterdale Road will be limited to one (1) public road. (Proffered Condition 6) The traffic impact of this development must be addressed. The applicant has proffered to: 1) construct left and right turn lanes along Otterdale Road at the public road intersection, if warranted based on Transportation Department standards; and 2) widen the west .side Of Ottardale Road to a total lravel way width of eleven (11) feet measured from the centerllne with an additional one (1) foot wide paved shoulder plus a seven (7) foot wide unpaved shoulder for the entire property frontage (Proffered Condition 7). Utility poles are located on the west side of Otterdale Road. In order to provide improvements to Otterdale Road, these utility poles must be relocated behind the new ditch. Area roads need to be improved to address safety and accommodate the increase in traffic generated by tlxis development. Otterdale Road will be directly impacted by development of this property. Sections of this road have nineteen (19) to twenty (20) foot wide pavement with no shoulders, with substandard vertical and horizontal alignments and large trees located close to the edge of pavement. The capacity of this road is acceptable (Level of Service C) for the volume of traffic it currently carries. The standard typical section for Otterdale Road should be twenty-four (24) foot wide pavement, with minimum 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 this development. (Proffered Condition 3) At time of tentative subdivision review, specific recommendations will be provided regarding stub road rights of way to adjacent properties and the proposed internal street network. 7 03SN0191-FEB26-BOS Financial Impact on Capital Facilities: PER UNIT Potential Number of New Dwelling Units 66* 1.00 Population Increase 179.52 2.72 Number of New' Students Elementary 15.84 0.24 Middle 8.58 0.13 High 11.22 0.17 TOTAL '35.64 ' 0.54 Net Cost for Schools 319,902 4,847 Net Cost for Parks 45,738 693 I Net Cost for Libraries 22[,750 375 Net Cost for Fire Stations 26,466 401 Average Net Cost for Roads 271,194 4,109 TOTALNET COST 688,050 · 10,425 *Based on a proffered density of 2. units per acre. (Proffered Condition 4) As noted, this proposed development will 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 $10,425 per trait. The applicant has bcen advised that a maximum proffer of $9,000 per unit would defray the cost ofthe 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 3) 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 single family residential use of 2.0 units per acre or less. 8 03SN0191-FEB26-BOS Area Development Trends: Adjacent properties along the west tine of Otterdale Road are zoned agriculturally and are characterized by single family residences on acreage parcels or are vacant. Properties to the east of Otterdale Road are zoned Residential (R-9 and R~lS) as part of the Greenspring development. Residential development at densities consistent.with the Plan is expected to continue in this area. DensiW: The applicant has proffered amaximum density of two (2) dwelling units per acre, yielding a maximum of sixty-seven (67) dwelling units on 33.5 acres. CONCLUSIONS The proposed zoning and land use conform to the Upper Swift Creek Plan which suggests the property is appropriate for single family 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 necessary capital facilities, as outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the need for schools, parks, libraries and fire stations is identified in the County's adopted Public Facilities Plat~, the Thoroughfare Plan and Capital Improvement Program and the impact of this development 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 the request is recommended. CASE HISTORY Planning Commission Meeting (1/21/03): The applicant accepted staff' s recommendation. There was no opposition present. On motion of Mr. Stack, seconded by Mr. Cunningham; the Commission recommended approval of this request and acceptance of the proffered conditions on pages 2 and 3. AYES: Unanimous. The Board of Supervisors, on Wednesday, February 26, 2003, begiuniI~4~ at 7:00 p.m., will take under consideration this request. 9 03SN0191-FEB26-BOS OTTERDALE RD.! // / / \ ./ "7 LLI February 26t~, 2003 To the Members of the Chesterfield County Board of Supervisors; I would like to ask the board to deny the request made by Douglas R. Sowers to rezone 33.5 acres fronting 850 fi. of Otterdale Rd., approximately 5,000 feet north of Genito Rd. to R-12. I believe the property should maintain its current zoning status of (A), Agricultural, for the following reasons. 1. It will destroy the ambiance of Otterdale Rd. and potentially harmfully affect wildlife in the area, which already has significantly less areas of refuge due to other construction up and down Genito and Old Hundred Roads nearby, and along the additional 288 corridor. All other homes along that section of Otterdale Rd. are on lots of 5 to 10 acres or mom, with abundant wooded areas remaining. 2. It will add to the harmful mn-off of fertilizers and pesticides into Swift Creek Reservoir, which is an important part of the County water supply, and is already straggling to deal with this problem. 3. It will greatly increase the traffic on Otterdale Rd., which is a small curvy road, not set up to handle the increased traffic. 4. Them is not enough water on the property in question potentially to support the 3 homes on 3 ten acre lots originally planned, much less 90-100 homes potential under R-12. This means the county, already low on funds, would need to bring in water and sewer service, and I wonder if the potential property taxes would actually offset the costs to the county? My husband and myself own the property which is directly behind this property in relationship to Otterdale Rd. Our driveway runs along the North edge of this property, and our wells are in the portion of our property right beside our driveway. I am concerned about what that much development would do to the quantity and quality of water available to our property and that of the other two adjacent properties, which also use well water for single family residences. 5. Our address is 2802 Otterdale Rd., Midlothian. Thankyou for your consideration.