14SN0551CASE MANAGER: Darla Orr
-R@tF.LlJ `-~
~r ~~.~
cj~,
u~ k f~
~ tLkGl^~1~
BS Time Remaining:
365 days
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
r„ ,,,~. ~~ ~ni n r~r
Febn~ary 26, 2014 BS
14SN0551
Daniel A. Padgett
Matoaca Magisterial District
Grange Hall, Tomahawk Creels and
Cosby High School Attendance Zones
North line of Duval Road
REQUEST: Conditional use approval to permit atwo-family dwelling in an Agricultural (A)
District.
PROPOSED LAND USE:
A second dwelling unit occupied by a family member within the principal
dwelling unit is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
AYES: MESSRS. WALLIN, PATTON, BROWN AND WALLER.
ABSENT: MR. GULLEY.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. Similar requests where occupancy of the second dwelling unit has been limited to
guests, domestic employees or family members of the occupants of the principal
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.
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER MAY PROFFER
CONDITIONS.CONDITIONS NOTED "STAFF/CPC" WERE AGREED UPON BY BOTH
STAFF AND THE COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 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)
(STAFF/CPC) 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. 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 on the north line of Duval Road, west of Otterdale Road.
Tax ID 705-677-2459.
Existing Zonin
A
Size:
7.9 acres
Existing Land Use:
Vacant (Single-family dwelling under constriction)
Adjacent Zoning and Land Use:
North, South, East and West - A; Single-family residential
UTILITIES
Public Water and Wastewater Systems:
The public water and wastewater systems are not available to serve the request site. The
closest public water line is located at the intersection of Otterdale Road and Woolridge
2 14SN0~~1-2014FEB2Ei-BOS-RPT
Road, approximately 4,400 feet from the request site. The closest public wastewater line
is located east of Otterdale Road, approximately 3,670 feet from the request site.
Health:
Use of individual well and septic systems must be approved by the Health Department.
ENVIRONMENTAL
Drainage and Erosion:
A tributary of Horsepen Creels and a side drainage course that converges with this
tributary passes through the request property. This request will have a minimal 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 Service:
The Clover Hill Fire Station, Company Number 7, and Manchester Volunteer Rescue
Squad currently provide fire protection and emergency medical service (EMS). This
request will have a minimal impact on Fire and EMS.
3 14SN0 ~~ 1-2014FEB2Ei-B( )S-RPT
Schools:
Residential
Yield: 2
Student
Yield From No. of
School Name
Residential Functional
Membership % of
Trailers
Capacity Capacity
Development
:~
Elementary: Grange Hall 0.42 761 825 92% 4
Tomahawk
Middle:
Creek 0.23 1,294 1,366 95% 1
High: Cosby 0.31 2,025 1,750 116% 9
Total
1
NOTE: The Student Yield is based on the FY2014 Cash Proffer Methodology as provided by the
Chesterfield County Finance Department.
NOTE: ** If a school is less than 90% of capacity and has trailers, those trailers are not identified
in the staff report.
Student Membership is based on membership as of 09-30-
13.
School Capacity is based on the 2013-2014 Space Utilization
Study.
After review of this request, the proposed rezoning case will have a minimal impact on
the aforementioned schools. However, over time this case, combined with other tentative
residential developments, infill developments and other zoning cases in the area, will
continue to push these schools over capacity necessitating some form of relief in the
future.
Libraries; Parks and Recreation; and County Department of Transportation:
This request will have minimal impact on these facilities.
Virginia Department of Transportation (VDOT~:
No comments were received.
4 14SN0 ~~ 1-2014FEB2Ei-B( )S-RPT
Financial Impact on Capital Facilities:
The circumstances relevant to this case, as presented by the applicant, have been
reviewed, and it has been determined that the proposed zoning will result in minimal
impact on capital facilities.
LAND USE
Comprehensive Plan:
The Comprehensive Plan suggests the property is appropriate for Suburban Residential I
use (maximum of 2.0 dwellings per acre).
Area Development Trends:
Area properties are zoned Agricultural (A) and are occupied by single-family dwellings
on acreage parcels. It is anticipated that residential development will continue on acreage
parcels until such time that public water and sewer are extended to serve residential
development at densities suggested by the Plan.
Site Design and OccupancX:
A building permit has recently been issued to constrict a single family dwelling on the
request property. Subject to conditional use approval, the applicant plans to build an
addition for a second dwelling unit to be occupied by an immediate family member of the
applicant (mother).
Consistent with past actions on similar requests, Proffered Condition 1 would ensure that
the "single-family" character of the area is maintained by limiting occupancy of the
second dwelling unit such that the occupants of both dwelling units are related or are
guests of or domestic employees for the occupant of the principal dwelling unit. Proffered
Condition 2 also provides notice of such linutation to future owners of the property.
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
employees 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.
14SN0 ~~ 1-2014FEB2Ei-B( )S-RPT
CASE HISTORY
Planning Commission Meeting (1/21/14):
The Planning Comnssion meeting scheduled for January 21, 2014 was rescheduled to
January 23, 2014 due to inclement weather.
Planning Commission Meeting (1/23/14):
The applicant accepted the recommendation. There was no opposition present.
On a motion of Dr. Wallin, seconded by Mr. Waller, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES: Messrs. Wallin, Patton, Brown and Waller.
ABSENT: Mr. Gulley.
The Board of Supervisors on Wednesday, Febniary 26, 2014, beginning at 6:30 p.m., will take
under consideration this request.
Ei 14SN0~~1-2014FEB2Ei-BOS-RPT
, °~
1
P
^~
A
1
1
r
g~
A
r
i ;'
~ .
~^
Q
w
z~cn
N
U
........................w.... w'"iw........w......
Z ;
/
V
a
Q r
i
s
a~
a~
o ~
~ ~
M
O
O