03SN0208-April23.pdfApril 23, 2003 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
03SN0208
Bayhill Development Corp.
Matoaca Magisterial District
East line of Otterdale Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-12) and amend proffered
conditions of Case 02SN0141 relative to density and access on an existing zoned
Residential (R- 12) tract.
PROPOSED LAND USE:
A single family subdivision with a maximum density of 2.0 units per acre is planned.
The proposed R- 12 property is to be part of the development planned for the adjacent
R-12 tract.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 4.
AYES: MESSRS. GECKER, CUNNINGHAM, GULLEY AND STACK.
ABSENT: MR. LITTON.
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 residential use of 2.0 units per acre or less.
Providing a FIRST CHOICE Community Through Excellence in Public Service.
The proposed zoning and land use are representative of existing and anticipated
development.
The proffered conditions adequately address the impact of the proposed R-12 tract on
necessary capital facilities, as outlined in the Zoning Ordinance and Comprehensive
Plan. Specifically, the need 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 this development is
discussed herein. The proffered conditions fully mitigate the impact on capital
facilities, thereby ensuring adequate service levels are maintained as necessaO' to
protect the health, safety and welfare of County citizens.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNERS MAY PROFFER OTHER 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 PLANN1NG COMMISSION.)
PROFFERED CONDITIONS
The following shall apply to that portion of the property being rezoned to R-12 (Tax ID
710-682-6321):
(STAFF/CPC)
1. Public water and wastewater systems shall be used. (U)
(STAFF/CPC)
In conjunction with recordation of the initial plat, forty-five (45) feet
of right-of-way on the east side of Otterdale Road, measured from the
centerline of that part of Otterdale Road immediately adjacent to the
property, shall be dedicated, free and unrestricted, to and for the
benefit of Chesterfield County. (T)
(STAFF/CPC)
To provide an adequate roadway system, the developer shall be
responsible for the following improvements:
a)
b)
Construction of additional pavement along Otterdale Road at
the approved access to provide left and right turn lanes, if
warranted, based on Transportation Department standards.
Widening/improving the east side of Otterdale Road to an
eleven (11) foot travel lane, measured from the centerline of
the road, with an additional one (1) foot wide paved shoulder
plus a seven (7) foot wide unpaved shoulder, with
modifications approved by the Transportation Department, for
the entire property frontage.
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c)
Dedication to and lbr the benefit of Chesterfield County, free
and unrestricted, of any additional right-of-way (or
easements) required for the improvements identified above,
(T)
(STAFF/CPC
Prior to any construction plan approval, a phasing plan for the
required road improvements, as identified in Proffered Condition 3,
shall be submitted to and approved by the Transportation Department.
(T)
(STAFF/CPC
All residential lots having sole access to Beckenham Subdivision
shall have an average area of not less than 51,130 square feet. Such
development shall not exceed a density of .77 lots per acre. (P)
(STAFF/CPC
Prior to the issuance of building permit for infrastructure
improvements within the service district for the property, the
applicant, subdivider, or assignee(s) shall pay the following to the
County of Chesterfield for each dwelling unit provided the
foundation of the dwelling unit is totally within, or bisected by, the
boundaries of Tax ID 710-682-6321:
a)
$9000 per dwelling milt, if paid prior to July 1, 2003: or the
amount approved by the Board of Supervisors not to exceed
$9000 per dwelling unit adjusted upward by any increase in
the Marshall and Swift Building cost index between July 1,
2002 and July I of the fiscal year in which the payment is
made after June 30, 2003.
b)
in the event the cash payment is not used for the purpose for
which proffered within 15 years of receipt, the cash shall be
returned in full to the payer. (B&M)
II. The follo~fng shall apply to the existing R42 property (Tax ID 711-681-part of 1949):
(STAFF/CPC) 1.
To provide an adequate roadway system, the developer shall be
responsible for the following:
a)
Widening/improving the east side of Otterdale Road to an
eleven (11) foot travel lane, measured from the centerline of
the road, with m~ additional one (1) foot wide paved shoulder
plus a seven (7) foot wide unpaved shoulder, with
modifications approved by the Transportation Department, for
the entire property frontage. (T)
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III.
(Staff Note: Proffered Condition II.1. is in addition to the proffered
conditions approved as part of Case 02SN0141.)
The following shall apply to the existing R- 12 property (Tax ID 711-681 - part of 1949) and
the proposed R- 12 property (Tax ID 710-682-6321 ):
(STAFF/CPC) 1.
(STAFF/CPC) 2.
Location:
Density shall not exceed two (2) units per acre. (P)
Direct access from the property to Otterdale Road shall be limited to
one (I) public road. The exact location of this access shall be
approved by the Transportation Department. (T)
(Staff Note: Proffered Conditions III. 1. and III.2. supersedes Proffered
Conditions 3 and 5 of Case 02SN0141 .)
GENERAL INFORMATION
Fronting the east line of Otterdale Road, north of Broadmoor Road and at the southern
terminus of Kyloe Lane. Tax IDs 710-682-6321 and 7 t 1-681-Part of 1949 (Sheets 9 and 15).
Existing Zoning:
A and R-12
Size:
24.1 acres
Existing Land Use:
Single family residential
Adjacent Zoning and Land Use:
North - A and R-15; Single family residential or vacant
South and West - A; Single family residential or vacant
East - R- 15; Vacant
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UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending along the southeast side of
Otterdale Road, adjacent to the request site. In addition, there is an existing six (6) inch water
line along Kyloe Lane in Beckenham Subdivision, which terminates adjacent to the northern
boundary of this site. Use of the public water system is intended and has been proffered on
that part of the property being rezoned to R-12 (Proffered Condition I.i). Proffered
Condition I of Case 02SN0141 requires use of the public water on that part of the property
currently zoned R- 12.
Public Wastewater System:
There is an existing eight (8) inch wastewater collector that terminates adjacent to Appletree
Court, in Beckenham Subdivision, approximately 300 feet northeast of the request site. In
addition, a thirty-six (36) inch wastewater trunk line is proposed along Deep Creek to serve
the Magnolia Green development. Extension of this trunk line will bring the public
wastewater system adjacent to the southern botmdary of the request site. Use of the public
wastewater system is intended and has been proffered on that part of the property being
rezoned to R-12 (Proffered Condition 1.1.). Proffered Condition 1 of Case 02SN0141
requires use of public water on that part of the property currently zoned R- 12.
ENVIRONMENTAL
Drainage and Erosion:
The property drains south directly into Deep Creek m~d then to Swift Creek Reservoir. There
are no existing or anticipated on-site drainage or erosion problems.
Water Quality:
The property is situated in the Upper Swift Creek Reservoir drainage basin and, as such, will
be subject to a pro-rata fee for construction of regional BMP's and maintenance fee.
There is a wide, 100-year floodplain and Resource Protection Area (RPA) across the entire
southeastern border.
E~hanced floodplains are proposed to the rear of the property along Deep Creek and are part
of the overall watershed master plan. At time of subdivision plan review, the developer may
be required to construct these facilities.
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PUBLIC FACILITIES
The need for fire, school, library, park and transportation facilities is identified in the Public
Facilities Plan, the Thoroughfare PIm~ and the Capital 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 two (2) additional dwelling units that will be
allowed as a result of this request, this development will generate less than one (1) call for
fire and rescue services each year. The applicant has fully addressed the impact on fire
service as a result of the rezoning from Agricultural (A) to Residential (R-12). (Proffered
Condition 1.6.)
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 one (1) student will be generated by the rezoning of that part of the property
being rezoned to R- 12. This site lies in the Grange Hall Elementary School attendance zone:
capacity - 739, enrollment - 570; Swift Creek Middle School zone: capacity - 1,200,
enrollment - 1,459; and Clover Hill High School zone: capacity - 1,600, enrollment - 1,984.
This development will have an impact on the middle and high school involved. There are
currently eight (8) trailers at Swift Creek Middle and fifteen (15) trailers at Clover Hill High.
The applicant has fully addressed the cost of providing for area school needs as a result of the
rezoning t¥om Agricultural (A) to Residential (R-12). (Proffered Condition 1.6.)
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
with the facility improvements that have been made since the adoption of the Plan, there is
still an unnret need for additional library space throughout the County.
Development would most likely have an affect on the Clover Hill Library or a proposed new
lhcility in the Genito Road/Powhite Parkway area. The Plan indicates a need for additional
library space in this area of the County. The impact of the rezoning from Agricultural (A) to
Residential (R- 12) on library thcilities has been fully addressed on these facilities. (Proffered
Condition 1.6.)
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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 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 applicant has offered measures to fully assist in addressing the impact of the rezoning
from Agricultural (A) to Residential (R-12) on these Parks and Recreation facilities.
(Proffered Condition 1.6.)
Transportation:
The applicant is requesting rezoning from Agricultural (A) to Residential (R-12) on
approximately one (1) acre. This parcel fronts along Otterdale Road. The applicant has also
included in this request part of the adjacent parcel, totaling approximately twenty-three (23)
acres and currently zoned Residential (R-12), for the purpose of establishing a maximum
density and controlling access to Otterdale Road for both parcels. The applicant has
submitted: 1) proffers that apply specifically to the development of the one (1) acre parcel; 2)
proffers that apply specifically to development of the twenty-three (23) acre R- 12 parcel; and
3) proffers that would apply to the development of both parcels.
The twenty-three (23) acres were zoned in 2001 (Case 02SN0141) and are part of a planned
subdivision, Otterdale Pointe Subdivision. As part of that zoning approval, the Board of
Supervisors accepted several proffers that establish a maximum density, requires right of way
dedication, controls access and requires construction of road improvements along Otterdale
Road. An existing condition (Proffered Condition 3 of Case 02SN0141) on the twenty-three
(23) acres, limits its development to two (2) units per acre. The applicant has proffered that
the maximum density of both parcels will also not exceed two (2) units per acre (Proffered
Condition III. 1). Based on single family trip rates, development of both parcels could generate
approximately 460 average daily trips. These vehicles will be distributed along Otterdale
Road, which had a 2003 traffic count of 1,059 vehicles per day.
The Thoroughfare Plan identifies Otterdale 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 along the frontage of the one (I) acre parcel, measured from the centerline of
Otterdale Road, in accordance with that Plan. (Proffered Condition 1.2)
Access to major arterials, such as Otterdale Road, should be controlled. The applicant has
proffered that direct access from both parcels to Otterdale Road will be limited to one (1)
public road. (Proffered Condition III.2)
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
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warranted based on Transportation Department standards; and 2) widen the east side of
Otterdale Road to a total travel way width of eleven (11) feet measured from the centerline
with an additional one (1) foot wide paved shoulder plus a seven (7) foot wide unpaved
shoulder ibr the entire frontage of both parcels. (Proffered Conditions 1.3 and IL t)
The Thoroughfare Plan identifies the need to improve existing roads, as well as construct
new roads to accmmnodate growth. Area roads need to be improved to address safety and
accommodate the increase in traffic generated by this development. Otterdale Road will be
directly impacted by development of this property. Sections of Otterdale Road have
nineteen (19) to twenty (20) foot wide pavement with no shoulders and poor vertical and
horizontal alignments. The capacity of this road is acceptable (Level of Service B) for the
volume of traffic it currently carries. The standard typical section for this type of roadway
should be twenty-four (24) foot wide pavement, with minimum eight (8) foot wide
shoulders, No road improvement projects in this area of the County are included in the Six-
Year Secondary Road Improvement Plan. The applicant has proffered to contribute cash
towards mitigating the traffic impact on area roads in accordance with the Board of
Supervisors' Policy. (Proffered Condition 1.6)
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 2* 1.00
5.44
Population Increase
TOTAL
2.72
Number of New Students
Elementary 0.48 0.24
Middle 0.26 0.13
High 0.34 0.17
1.08 0.54
Net Cost for Schools 9,694 4,817
Net Cost for Parks 1,386 693
Net Cost for Libraries 750 375
Net Cost for Fire Stations 802 401
Average Net Cost for Roads 8,218 4,109
TOTAL NET COST 20,850 10,425
*Based on an average actual density of 1.89 units per acre. Actual number of units and
corresponding impact may vary.
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For that part of the property currently zoned Residential (R- 12), proffered conditions were accepted
which addressed the impact of that part of this request or capital facilities. (Case 02SN0141,
Proffered Condition 2)
As noted, the proposed R- 12 zoning 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 unit. The applicm~t has been advised that a maximum proffkr of $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 i¥om other applicants, the
applicant has offered cash to assist in defraying the cost of the proposed R- 12 zoning on such capital
facilities.
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.
The Planning Commission and the Board of Supervisors, through their consideration of this request,
may determine that there are unique circumstances relative to this case that may justify acceptance of
proffers below the value of the maximum acceptable amount.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Upper Swift Creek Plan which suggests the property is
appropriate for residential development of 2.0 dwelling units per acre or less.
Area Development Trends:
Property to the north comains a single family residential subdivision development
(Beckenham Subdivision) or is zoned Agricultural (A) and occupied by single family
residences. Property to the east is zoned for residential development and is currently vacant.
Properties to the south and west are zoned Agricultural (A) and are occupied by single
family residences or are vacant. Residential development at densities consistent with the
Plan is expected to continue in this area.
Zoning History:
On December 19,2001, the Board of Supervisors, upon a favorable recommendation fi'om
the Planning Commission, approved the rezoning to Residential (R-12) of a twenty-three (23)
acre portion of the request property (Case 02SN0141). With approval of Case 02SN0141,
proffered conditions were accepted. Certain proffers addressed concerns relative to density
and access. This application proposes to amend two (2) of those proffers. Specifically,
Proffered Condition 3 of Case 02SN0141, limited the density on that part of the property to
two (2) units per acre. Further, Proffered Condition 5 of Case 02SN0141, limited the access
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on that part of the property to one (1) direct access from Otterdale Road. With the proposed
zoning of the 1.1 acre property, these previous density and access limitations will apply on
the overall development, inclusive of the tract zoned by Case 02SN0141. (Proffered
Conditions III.1. and III.2.)
Site Design:
Zoning on the existing R- 12 property permits forty-six (46) dwelling units, yielding a density
of approximately two (2) units per acre. The current request, if approved, would increase the
total number of units for the overall development by two (2), to forty-eight (48) units and
yield an overall of maximum density of two (2) dwelling units per acre. (Proffered Condition
III. 1.)
Comparison of Area Lot sizes and Densities:
The request property, together with the existing R-12 tract, abut Beckenham Subdivision to
the north which is zoned Residential (R-15) m~d must comply with (R-15) development
standards. Proffered Condition III.2. limits direct access from the property to Otterdale Road
to one (1) access. Access to the property could also be provided from Kyloe Lane through
Beckenham Subdivision. In an effort to address compatibility with this adjacent
development, the applicant has proffered conditions relative to overall average lot sizes and
densities comparable to those which exist in Beckenham Subdivision, through which such
lots might access. Specifically, the overall average lot size and density for those lots having
sole access to Beckenham Subdivision will be a minimum of 51,130 square feet and not
exceed .77 lots per acre, respectively.
CONCLU SION S
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 and are representative of
existing and anticipated development.
The proffered conditions adequately address the impact of the proposed R-12 tract on necessary
capital facilities, as outlined in the Zoning Ordinance and Comprehensive Plan. Specifically, the
need for transportation, schools, pm'ks, 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 this development is discussed herein. The proffered conditions fully mitigate the impact on
capital facilities, thereby ensuring adequate service levels are maintained as necessary to protect the
health, safety and welfare of County citizens.
Given these considerations, approval of the request is recommended.
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CASE HISTORY
Applicant (3/17/03):
Revised Proffered Condition I. 6 was submitted.
Planning Commission Meeting (3/18/03):
The applicant accepted the 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 through 4.
AYES: Messrs. Gecker, Cunningham, Gulley and Stack.
ABSENT: Mr. Litton.
The Board of Supervisors, on Wednesday, April 23, 2003, beginning at 7:00 p.m., will take under
consideration this request.
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