13SN0536CASE MANAGER: Darla Orr
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April 23, 2014 BS
ADDENDUM
13SN0536
(AMENDED)
Living Word Ministries TRS
Clover Hill Magisterial District
Gordon Elementary, Midlothian Middle
and Monacan High Schools Attendance Zones
West line of Courthouse Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-12).
PROPOSED LAND USE:
A single-family residential development with a minimum lot size of 12,000
square feet is planned. The applicant has agreed to limit development to a
maximum of forty-two (42) lots, yielding a density of approximately 1.43
dwelling units per acre. (Proffered Condition 3)
The purpose of this Addendum is to provide revised comments from Schools.
Schools revised their comments for this case to include projected membership and capacity
trends.
Staff continues to recommend approval, as outlined in the "Request Analysis."
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
C'~.,L~~1,..
Residential Yield: 42
Student Yield
From Functional P"
Membership, No. of
School None Residential Capacity, I ~- ~
9-30-13 Trailers'~'~
De~relopment 2013-14 2t~ v ~- V -~
~ntarti~: Gordon 9 669 753
le: Midlothian 5 1,206 1,506
Monacan 6 1,366 1,757 "'If;° a
20
Projected Membership and Capacit~~ Trends O~~er Time '~'~'~
Pro w ctc d ~ Pro w ctc d Pro w ctc d
School Namc Mcmhrrshi~i, Mcmhrrshi~i, _ Mcmhrrshi~i,
9-3U-I~ 9-311-IS 9-311-211
~ntarti~: Gordon 663 636 632
le: Midlothian 1,228 ~ 1,231 ~ 1,242 z,.t ra
Monacan 1,397 1,389 "~, 1,408 f;(Y° a
* The Student Yield is based on the FY2014 Cash Proffer Methodology as provided by the Chesterfield County Finance
,nt
'~'~ If a school is less than 90% of capacitL~ and has tl-ailers, those hailers are not identifiied in the staffreport
Student Membership is based on membership as of09-30-13.
School Capacit<• is based. on the 2013-14 Space Utilization Studx.
'~'~'~ DISCLAIMER: Please mote that Pt°ojeeted ~Ienzbership A~'D Frrrrctiorral Capaciij~ an~ zrpdated on mr All:"L'AL
BASIS acrd at°e based orr the September 30 nzenzbership f'or a given year acrd the Space T"tili_~ rrrorr Stzrdy Repot°t which is
corrdzrcted every year°. The Space titilizatiorr Stzrdy is a r°epor°t that is corrdzrcted mrrrzrally i rTn~n~h~ Plarrrrbrg staff corrdzrcts
a site visit of every school br the cozrrrt~~ acrd the Pr°brcipal r°evieu~s his or her floor plan acrd idwrtifies the zrse of every
classy°oonz. Fr°onz that brf'ornzatiorr a r°epor°t is pr°epar°ed that calczrlates the Fzrrrctiorral Capaciij~ of that school. The school
system needs to know how each of their°facilities is zrtihzed f'or°f'zrrrdbrg acrd space allocation pzaposes. Agabr, it is
important to note that these nzmzbers change every year.
After review of this request, the proposed rezoning case will have a minimal impact on the
aforementioned schools involved. 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 to capacity necessitating some form of relief in the future. The applicant has
offered measures to address the impact on school facilities. (Proffered Condition 5)
2 13SN0~3Ei-2014_~PR23-BC)S-_~DD
CASE MANAGER: Darla Orr
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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
13SN0536
(AMENDED)
Living Word Ministries TRS
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April 23, 2014 BS
Clover Hill Magisterial District
Gordon Elementary, Midlothian Middle
and Monacan High Schools Attendance Zones
West line of Courthouse Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-12).
PROPOSED LAND USE:
A single-family residential development with a minimum lot size of 12,000
square feet is planned. The applicant has agreed to limit development to a
maximum of forty-two (42) lots, yielding a density of approximately 1.43
dwelling units per acre. (Proffered Condition 3)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 THROUGH 9.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land use complies with the recommendations of the
Comprehensive Plan which suggests the request property, located within the
Northern Courthouse Road Community Plan area, is appropriate for residential
developments of varying densities.
B. The applicant has offered measures to address the impact of the development on
necessary capital facilities in accordance with the Board of Supervisors' Policy,
thereby assuring adequate service levels are maintained to protect the health,
safety and welfare of County citizens.
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER CONDITIONS. CONDITIONS NOTED
"STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1. Utilities. Public water and wastewater systems shall be used. (U)
(STAFF/CPC) 2. Timbering. Timber management, for the purpose of enhancing the
health and viability of the forest, under the supervision of a
qualified forester, will only be allowed upon the submission and
approval of the appropriate forest management plan to include, but
not limited tq erosion control, Chesapeake Bay Act/Wetland
Restrictions and the issuance of a land disturbance permit by the
Environmental Engineering Department. Any other timbering shall
be incorporated into the site development erosion and sediment
control plan/narrative as the initial phase of infrastnicture
constriction and will not commence until the issuance of the actual
site development land disturbance permit. (EE)
(STAFF/CPC) 3. Density. The density of this development shall not exceed forty-
two (42) lots. (P)
(STAFF/CPC) 4. Architectural/Design Elements.
A. Sidewallcs/Drivewavs
1. Sidewallcs: Sidewallcs shall be provided on both
sides of all public streets of general circulation
where houses are fronting.
2. Drivewavs: All portions of driveways and parking
areas shall be hardscaped.
3. Front Wallcs: A minimum of a four (4) foot wide
hardscaped front walls shall be provided to each
dwelling unit.
B. Landscaping and Yards
1. Street Trees: Except as outlined below, street trees
shall be planted or retained along both sides of all
streets that provide general circulation in
accordance with the Zoning Ordinance. Such trees
shall be deciduous shade trees planted at the rate of
at least one tree per lot, for lots up to forty (40) feet
2 13SN0~3Ei-2014_~PR23-BC)S-RPT
wide, and every fifty (50) feet along streets with
wider lots. Variations in spacing to accommodate
other required improvements shall be permitted
provided that no two trees are spaced more than
fifty (50) feet apart. At the time of planting, trees
shall have a minimum caliper of 2 '/z inches
measured at breast height (4' 10" above ground).
2. Supplemental Trees: Prior to the issuance of a
Certificate of Occupancy for each dwelling unit, a
minimum of one (1) flowering tree shall be planted
in each front yard. At the time of planting, these
supplemental trees shall have a minimum caliper of
2" measured at breast height (4' 10" above ground).
3. Front Yards: Except for the foundation planting
bed, all front yards shall be sodded.
4. Front Foundation Planting Beds: Foundation
planting is required along the entire front facade of
all units, and shall extend along all sides facing a
street. Foundation Planting Beds shall be a
minimum of 4' wide from the unit foundation.
Planting beds shall be defined with a trenched edge
or suitable landscape edging material. Planting beds
shall include medium shnibs and may also include
spreading groundcovers.
C. Architecture and Materials
1. Repetition: Dwellings with the same elevations
may not be located adjacent tq directly across from,
or diagonally across from each other on the same
street. This requirement does not apply to units on
different streets backing up to each other.
2. Foundations: The exposed portion of any
foundation shall be brick or stone. Synthetic or
natural stucco foundations may be permitted for
facades constricted entirely of stucco. Rear wallcout
basement walls shall be permitted to be sided or
cast concrete painted to match house.
3. Exterior Facades: Acceptable siding materials
include brick, stone, masonry, stuccq synthetic
stucco (E.LF.S), and horizontal lap siding.
Horizontal lap siding may be permitted to be
3 13SN0~3Ei-2014_~PR23-BC)S-RPT
manufactured from natural wood or cement fiber
board or may be premium quality vinyl siding.
Plywood and metal siding are not permitted.
Additional siding requirements:
a. Where a dwelling borders more than one
street, all street-facing facades shall be
finished in the same materials.
b. Cementitious and vinyl siding is permitted
in traditional wide beaded styles only, unless
otherwise approved by the Architectural
Board for special design conditions.
Premium quality vinyl is defined as vinyl
siding with a minimum wall thickness of
.044".
c. Synthetic Stucco (E.LF.S.) siding shall be
finished in smooth, sand or level texture.
Rough textures are not permitted.
D. Roof Material: Roofing material shall be dimensional
architectural shingles or better with a minimum 30 year
warranty.
E. Porches, Stoops and Decks
1. Front Porches: All front entry stoops and front
porches shall be constricted with continuous
masonry foundation wall or on 12"x 12" masonry
piers. Extended front porches shall be a minimum
of five (5)' deep. Space between piers under
porches shall be enclosed with framed lattice
panels. Handrails and railings shall be finished
painted wood or metal railing with vertical pickets
or swan balusters. Pickets shall be supported on top
and bottom rails that span between columns.
2. Front Porch Flooring: Porch flooring shall be
permitted to be concrete, exposed aggregate
concrete, or a finished paving material such as
stone, the or brick, finished (stained dark) wood, or
properly trimmed composite decking boards.
Unfinished treated wood decking is not permitted.
All front steps shall be masonry to match the
foundation.
13SN0~3Ei-2014_~PR23-BC)S-RPT
F. Front Loaded Garages: Front loaded garages shall be
located no closer to the street than the front facade of the
dwelling unit. (P)
(STAFF/CPC) 5. Cash Proffer.
a. For each dwelling unit, the applicant, sub-divider, or
assignee(s) shall pay the following to the County of
Chesterfield, prior to the issuance of a certificate of
occupancy for infrastnicture improvements within the
service district for the property; provided however that for
the period through June 30, 2017, the applicant, sub-
divider, or assignee(s) shall pay the following to the County
of Chesterfield, immediately after completion of the final
inspection:
i. $18,966.00 per dwelling unit, if paid prior to July 1,
2017; or if paid after June 30, 2017, and before July
1, 2018, $18,966.00 per dwelling unit, adjusted for
the four year cumulative change in the Marshall and
Swift Building Cost Index between July 1 of the
fiscal year in which the case was approved and July
1 four years later. Thereafter, the per dwelling unit
cash proffer amount shall be automatically adjusted,
annually, by the annual change in the Marshall and
Swift Building Cost Index on July 1 of each year.
ii. 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 payer.
iii. Should any impact fees be imposed by Chesterfield
County at any time during the life of the
development that are applicable to the property, the
amount paid in cash proffers shall be in lieu of or
credited toward but not to be in addition to any
impact fees in a manner determined by the County.
(B&M)
b. Cash proffer payments shall be spent for the purposes
proffered or as otherwise permitted by law.
(STAFF/CPC) 6. Manufactured homes shall not be permitted. (P)
(STAFF/CPC) 7. The minimum gross floor area for each dwelling unit shall be
2,000 square feet. (P)
~ 13SN0~3Ei-2014_~PR23-BC)S-RPT
(STAFF/CPC) 8. Direct vehicular access from the property to Courthouse Road shall
be limited to one (1) public road. The exact location of this public
road shall be approved by the Transportation Department but shall
generally align with the existing crossover that serves the property.
(T)
(STAFF/CPC) 9. Restrictive Covenants. The following restrictive covenants shall be
recorded in conjunction with the recordation of any subdivision
plat or prior to any site plan approval, whichever occurs first:
(It is important to note that the County will only ensure the
recordation of the covenants and will not be responsible for their
enforcement. )
a. Design Guidelines - A Design Guidelines Manual shall be
created and shall include but not be linuted to the following
development criteria:
Architectural controls
Garage locations
Recreational amenities
Mailboxes
Street and External Lighting
Street Trees
Landscaping
Streetscapes
Fencing
Building locations /Yard Requirements
Driveways
b. Architectural Board -The Architectural Board shall have
exclusive jurisdiction over all original constriction,
modifications, additions or alterations made on or to all
existing improvements, and the open space, if any,
appurtenant thereto on all property. It shall prepare and, on
behalf of the Board of Directors, shall promulgate
application and review procedures, all as part of the design
and developmental standards. The Architectural Board
shall incorporate the "Design Standards Manual", as
described below in its review and approval of all
applications submitted. Copies of the "Design Guidelines
Manual" shall be available from the Architectural Board for
review and use by owners, builders and/or developers. The
guidelines and procedures shall be those of the Association,
and the Architectural Board shall have sole and full
authority to prepare and to amend the standards available to
owners, builders, and developers only under extreme
C 13SN0~3Ei-2014_~PR23-BC)S-RPT
circumstances or hardships. Such circumstances or
hardships shall be clearly demonstrated to be considered for
amendment. The Architectural Board shall initially consist
of three (3) members, all appointed by the Declarant. At
such time as one hundred percent (100%) of all property
has been developed, improved, and conveyed to purchasers
in the normal course of development and sale, the Board of
Directors shall appoint all members of the Architectural
Board. At no time shall the Architectural Board have fewer
than three members nor more than five (5) members. The
Declarant may, at his option, delegate to the Board of
Directors its right to appoint one or more members of the
Architectural Board. At all times, at least one (1) member
of the Architectural Board shall be a member of the
Association, and at least one (1) member shall be an
architect licensed to practice in the State of Virginia. It is
intended for the Architectural Board to maintain the
character and integrity of the development.
c. Sins - No signs shall be erected or maintained on any
residential property by anyone including, but not limited to,
the owner, a contractor, or a subcontractor, except as
provided for in the "Development Guidelines Manual" or
except as may be required by legal proceedings. Residential
property identification and like signs not exceeding a
combined total of more than one (1) square foot may be
erected without the written permission of the Declarant or
the Association. Realtor signs "For Sale" may be erected
and are subject to review of the Declarant or Architectural
Board..
d. Condition of Ground - It shall be the responsibility of each
property owner and tenant to prevent the development of
any unclean, unsightly, or unkempt conditions of buildings
or grounds on his lot. All improvements on each lot shall be
kept in good repair, and where necessary, painted in a
regular basis. No portion of the property shall be used or
maintained as a dumping ground for nebbish. Outdoor
burning of leaves, trash, or other debris shall not be
permitted. All trash, garbage, and other waste shall be kept
in sanitary containers, which shall be surrounded by a wood
or vinyl screen with such screening to be approved by the
ARC, or otherwise out of sight from the street.
e. Snow and Ice Removal -Each property owner shall be
required to perform snow and ice removal from sidewallcs
that are on/or adjacent to their property.
7 13SN0~3Ei-2014_~PR23-BC)S-RPT
£ Residential Use -All lots shall be used for residential
purposes exclusively. The use of a portion of a dwelling on
a lot as an office by the owner or tenants thereof shall be
considered a residential use if such use does not create
customer or client traffic to and from the lot. No stricture,
except as herein after provided, shall be erected, altered,
placed, or permitted to remain on any lot other than one (1)
detached single family dwelling and one (1) accessory
building which may include a detached private garage,
provided the use of such accessory building does not
overcrowd the side and provided further that such building
is not used for any activity normally conducted as business.
Such accessory building may not be constricted prior to the
constriction of the main building and approved by the
Board..
1. The provisions of this paragraph shall not prohibit
the Developer from using a house as a model as
provided in this Declaration.
g. Enforcement -The Board of Directors reserves the right to
correct any situation, on any lot that violates the deed
restrictions herein. The Board shall provide written notice
to the owner in violation a minimum of thirty (30) days
prior to any action to be taken by the Board. The Board
shall have the right to correct the violation and collect
reimbursement from the owner of the lot requiring action.
If payment is not made or arranged for within thirty (30)
days of the Boards request, the Board reserves the right to
place a lien on said property or take any appropriate legal
action necessary. (P)
(STAFF/CPC) 10. The existing pond on GPIN #743-700-0220 shall remain in place
and shall be retrofitted to serve as a water quality BMP subject to
state and federal permitting. (EE)
(STAFF/CPC) 11. The pre-development 10 year storm nmoff rate for the subject
property shall be maintained under post-development conditions.
(EE)
(STAFF/CPC) 12. A 15' tree preservation strip exclusive of required setbacks shall be
provided adjacent to the proposed variable width Dominion
Virginia Power easement located adjacent to the southern property
line as shown on Exhibit A prepared by Balzer and Associates, Inc.
dated Febniary 27, 2014. (P)
8 13SN0~3Ei-2014_~PR23-BC)S-RPT
GENERAL INFORMATION
T ncati nn
The request property fronts the west line of Courthouse Road, south of Smolcetree Drive.
Tax IDs 743-700-0200 and 7955-00001.
Existing Zonin
A
Size:
28.3 acres
Existing Land Use:
Public/semi-public (church) or vacant
Adjacent Zoning and Land Use:
North - A and R-9; Single-family residential or vacant
South - A; Single-family residential, public/semi-public (church) or vacant
East - A and R-9; Single-family residential, commercial or vacant
West - R-9; Single-family residential or vacant
T TTTT TTTF c
Public Water Svstem:
The request site is located within the Pocono water pressure zone. There is a twelve (12)
inch water line extending along the northwest property line. This line transitions to an
eight (8) inch water line extending toward Courthouse Road. In addition, there is a
sixteen (16) inch water line extending along the eastern side of Courthouse Road. A six
(6) inch water line crosses Courthouse Road at the southeast corner of the request site.
The applicant has proffered the use of the public water system. (Proffered Condition 1)
Public Wastewater Svstem:
The request site is located within the Falling Creels sewer service area. There is an eight (8)
inch wastewater line extending onto the site from the north. There is also an additional eight
(8) inch line extending along the creek to the west in the Smolcetree Subdivision. A sewer
easement was provided within that subdivision to provide access to this sewer line. The
applicant has proffered the use of the public wastewater system. (Proffered Condition 1)
9 13SN0~3Ei-2014_~PR23-BC)S-RPT
ENVIRONMENTAL
Prior to submittal of a site plan, a Resource Protection Area determination is needed to be
performed and approved by the Water Quality Section of the Environmental Engineering
Department.
The existing pond(s) on site should be proffered to remain in place and be retrofitted to serve as a
water quality BMP. The inline nature of this pond in its existing state is advantageous, as the
Corps of Engineers has ceased the permitting of any new proposals of this nature, but will permit
a continuation of an inline wet pond for BMP purposes. (Proffered Condition 10)
Since zoning of this property will occur after July 1, 2012, the applicant has until June 30, 2014
to get a DCR constriction general permit or the project will be subject to the locally delegated
new VSMP regulations that come into effect on July 1, 2014.
This would be a project where the County would concur with the state regulation for maintaining
the pre-development 10-year storm nmoff rate. A retrofit of the existing pond could play a large
role in that, but there would probably need to be another facility in the large Swale along the
southern side of the property. (Proffered Condition ll)
A large portion of this property is forested. In view of that, the standard timbering proffer should
be offered to ensure that the appropriate erosion control devices are in place prior to any land
disturbance. (Proffered Condition 2)
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, the Thoroughfare Plan and the Capital
Improvement Program and further detailed by specific departments in the applicable sections of
this "Request Analysis." This development will have an impact on these facilities.
F1YP C'PY'Vl(`.P'
The Public Facilities Plan, 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 constriction 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.
10 13SN0~36-?014 ~PR23-BOS-RPT
Based on forty-two (42) dwelling units, this request will generate approximately five (5)
calls for fire and emergency medical service (EMS) each year. The applicant has offered
measures to address the impact on fire and EMS. (Proffered Condition 5)
The Courthouse Fire Station, Company Number 20, currently provides fire protection and
EMS. 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:
Residential
Yield: 42
Student
Yield From
Functional No. of
% of
School Name Residential Membership Capacity Capacity Trailers
Development
:~
Elementary: Gordon 9 669 753 89%
Middle: Midlothian 5 1,206 1,506 80%
High: Monacan 6 1,366 1,757 78%
Total 20
NOTE: * The Student Yield is based on the FY2014 Cash Proffer Methodol ogy as provided by the
Chesterfield County Finance Department.
NOTE: ** If a school is less than 90% of capacity and has tr ailers, 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 2013-14 Space Utilization
Study.
After review of this request, the proposed rezoning case will have a minimal impact on
the aforementioned schools involved. 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 to capacity. Therefore, the aforementioned units
should be subject to full cash proffers, to mitigate the impact that this proposed
11 13SN0~3Ei-2014_~PR23-BC)S-RPT
development would have on schools. The applicant has offered measures to address the
impact on schools facilities. (Proffered Condition 5)
T ,i hrari e~
Development in this area of the County would impact the LaPrade, the Clover Hill, the
Midlothian Library or a proposed new branch in the vicinity of Smoketree Drive and
Courthouse Road. The Public Facilities Plan recommends the new branch to address
demand issues on existing libraries. Expansion and/or replacement of the Clover Hill and
Midlothian Libraries is also recommended in the Plan. The applicant has offered
measures to address the impact of this development on libraries. (Proffered Condition 5)
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 & 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 applicant has offered
measures to address the impact of this development on Parks and Recreation facilities.
(Proffered Condition 5)
County Department of Transportation:
The applicant has proffered to develop a maximum of forty-two (42) lots on the property
(Proffered Condition 3). Based on trip generation rates for single-family housing, full
development of the property could generate approximately 470 Average Daily Trips
(ADT). This traffic will initially be distributed to Courthouse Road, which is a four (4)
lane divided facility adjacent to the property. Based on a 2009 traffic count of 35,879
ADT, Courthouse Road in this area was functioning at a Level of Service D.
The Thoroughfare Plan classifies Courthouse Road as a maj or arterial. Access to major
arterials should be controlled to reduce the number of vehicular conflict points along
these heavily traveled roadways. The applicant has proffered to limit access to
Courthouse Road to one (1) public road that will be constricted in the same location as
the existing commercial entrance that currently serves the property (Proffered Condition
8). Right and left turn lanes have already been constricted at this location.
12 13SN0~3Ei-2014_~PR23-BC)S-RPT
The traffic impact of this development must be addressed. Area roads need to be
improved to address safety and accommodate the increase in traffic generated by this
development. The applicant has proffered to contribute cash, in an amount consistent
with the Board of Supervisors' Policy, towards mitigating the traffic impact of this
request. (Proffered Condition 5)
Virginia Department of Transportation (VDOT):
To date, no comments have been received.
Financial Imbact on Cabital Facilities:
Per Dwelling
Unit
Potential Number of New Dwelling Units 42* 1.00
Population Increase 112.24 2.67
Number of New Students
Elementary 8.84 0.21
Middle 4.80 0.11
High 6.42 0.15
Total 20.07 0.48
Net Cost For Schools $ 396,690 $ 9,445
Net Cost for Parks $ 52,374 $ 1,247
Net Cost for Libraries $ 13,566 $ 323
Net Cost For Fire Stations $ 29,778 $ 709
Average Net Cost Roads $ 336,798 $ 8,019
Total Net Cost $ 829,206 $ 19,743
*Based on a proffered density of 42 units. (Proffered Condition 3)
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, parks, libraries, fire stations
and roads as $19,743 per unit. A maximum proffer of $18,966 per unit would defray the cost of
the capital facilities necessitated by this proposed development.
The applicant has requested a rezoning from A to R-12 with a maximum density of forty-two
(42) lots. To address the impact of this development on capital facilities, the applicant has
proffered $18,966 per dwelling unit which is the maximum cash proffer in place (Proffered
Condition 5). The proffer also includes language that would freeze the $18,966 contribution for a
period of four (4) years after which it would be escalated by the cumulative change in the
Marshall and Swift Building Code Index, a provision recently adopted by the Board of
Supervisors.
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 of $18,966
for each dwelling unit in this case.
13 13SN0~3Ei-2014_~PR23-BC)S-RPT
T ANTI TTCF
Comprehensive Plan:
The Comprehensive Plan identifies the request property as part of the Northern
Courthouse Road Community Plan where professional and administrative offices and
residential developments of varying densities would be appropriate.
Area Development Trends:
Area properties are zoned residentially and agriculturally and are occupied by single-
family residential use within Smoketree and Monacan Hills Subdivisions and on acreage
parcels, or are vacant. Living Word Church is located on the request property and
Courthouse Road Seventh-Day Adventist Church is located on adjacent property to the
south. It is anticipated that development of area properties will be for residential and
office use as suggested by the Plan.
Density:
Proffered Condition 3 limits the number of lots permitted to a maximum of forty-two
(42), yielding a density of approximately 1.43 dwelling units per acre.
Site Design:
The proposed development would include detached single-family dwellings located along
tree lined streets with sidewallcs (Proffered Condition 4.A.1. and 4.B.1). Hardscaped
driveways and front wallcs to each dwelling are planned. (Proffered Condition 4.A2 and
3)
Architectural Standards and Materials:
The applicant has proffered the use of architectural standards which include the use of a
variety of architectural styles, a prohibition on repetitive facades adjacent to each other,
and treatment and materials for foundations, front porches and stoops, roofs and exterior
facades. (Proffered Condition 4.C, D and E)
To ensure garages are not the prominent architectural feature along the streetscape,
Proffered Condition 4.F. would require front loaded garages to be setback no closer to the
street than the front facade of the dwelling.
Landscapes and Tree Preservation:
Additional landscaping to include supplemental trees on individual lots, sodded front
yards, and foundation planting beds is guaranteed. (Proffered Condition 4.B2 - 4)
1~ 13SN0~3Ei-2014_~PR23-BC)S-RPT
To address concerns of area residents relative to transitions between the planned
development and their properties, Proffered Condition 12 establishes a tree preservation
strip along the southern boundary of the request property.
Manufactured Homes:
Proffered Condition 6 would prohibit manufactured homes. It is important to note that the
Zoning Ordinance does not permit manufactured homes in a Residential (R-12) Zoning
District. This proffered condition would ensure that even if the ordinance is amended to
allow manufactured homes in residential zoning districts, the use would not be permitted
on the request property.
Restrictive Covenants:
Proffered Condition 9 requires restrictive covenants to be recorded in conjunction with
subdivision plat recordation. It is important to note that the County will only ensure the
covenants are recorded and will not be responsible for their enforcement. Once the
covenants are recorded, they can be changed.
CONCLUSIONS
The proposed zoning and land use comply with the recommendations of the Comprehensive Plan
Northern Courthouse Road Community Plan which suggest the request property is appropriate
for residential use of varying densities. In addition, the proffered conditions adequately address
the impacts of this development on necessary capital facilities, as outlined in the Board's policy
thereby insuring adequate service levels are maintained to protect the health, safety and welfare
of County citizens.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (12/17/13):
On their own motion and with the applicant's consent, the Commission deferred this case
to their January 21, 2014 public hearing.
Staff (12/18/13):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than December 23, 2013 for consideration at the
Commission's January 21, 2014 public hearing.
1~ 13SN0~3Ei-2014_~PR23-BC)S-RPT
Planning Commission Meeting (1/21/14):
Due to inclement weather, the Commission's January 21, 2014 public hearing was
rescheduled to January 23, 2014.
Planning Commission Meeting (1/23/14):
The applicant accepted the recommendation. There was concern present relative to the
impacts of development on area drainage, vegetation, power lines and wells. The
applicant agreed to a deferral of the case to provide time to meet with these citizens to
address their questions.
On their own motion and with the applicant's consent, the Commission deferred this case
to their March 18, 2014 public hearing.
Staff (1/24/14):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than January 27, 2014 for consideration at the Commission's
March 18, 2014 public hearing.
Midlothian District Commissioner, Applicant, Staff and Area Citizens (2/11/14):
A meeting was held to discuss the proposal. Area citizens expressed concerns relative to
protection of existing wells, mass grading, vehicle and street lights, vegetation retention
between the development and their lots, traffic impact and minimum lot sizes.
Staff (2/24/14):
To date no new or revised information has been received.
Applicant (3/6 & 7/14):
Additional proffered conditions were submitted and 1.1 acre was withdrawn.
Planning Commission Meeting (3/18/14):
The applicant's representative accepted the recommendation. There was no opposition
present.
16 13SN0~3Ei-2014_~PR23-BC)S-RPT
The Commission acknowledged the withdrawal of 1.1 acre from the request property.
Mr. Gulley noted the deferral from the Commission's January 2014 meeting provided an
opportunity for two (2) additional meetings with area residents; and, that he is pleased
with the quality proffered in the case.
On motion of Mr. Gulley, seconded by Mr. Waller, the Comnssion recommended
approval and acceptance of the proffered conditions on pages 2 through 9.
AYES: Messrs. Wallin, Patton, Brown, Gulley and Waller.
The Board of Supervisors, on Wednesday, Apri123, 2014 beginning at 6:30 p.m., will take under
consideration this request.
17 13SN0~3Ei-2014_~PR23-BC)S-RPT
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