14SN0560CASE MANAGER: Darla Orr
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STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
14SN0560
Chesterfield Land & Timber Corp.
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May 28, 2014 BS
Dale Magisterial District
Gates Elementary, Matoaca Middle and
Matoaca High Schools Attendance Zones
North line of Nash Road, northeast of Eastfair Drive
11100 and 11110 Nash Road
REQUEST: Rezoning from Agricultural (A) to Residential (R-88) plus conditional use
planned development to permit exceptions to setback requirements.
PROPOSED LAND USE:
Single-family residential dwellings and a public road access for the Woodland
Pond Subdivision is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF
THE PROFFERED CONDITIONS ON PAGES 2 THROUGH 5.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning complies with the Comprehensive Plan which suggests the
property is appropriate for Residential Agricultural use (maximum of 0.5
dwellings per acre).
B. The proffered conditions adequately address the impacts of this development on
necessary capital facilities, thereby ensuring adequate service levels are
maintained and protecting the health, safety and welfare of County citizens.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. CONDITIONS NOTED "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION.)
Pro~Tiding a FIRST CHOICE community through excellence in public ser~Tice
CONDITION
(STAFF/CPC) 1. With the approval of this request, exceptions shall be granted to the
Zoning Ordinance requirements for building setbacks within the
Residential (R-88) District. The following minimum setbacks shall
be provided:
A. Front yard -The front yard setback for principle strictures
shall be sixty (60) feet. For buildings located along cul-de-
sacs, the building setback around the bulb of the cul-de-sac
shall be permitted to be reduced to twenty-five (25) feet.
However, setbacks for any lot shall be increased where
necessary to obtain the required lot width at the front
building line.
B. Side yards -Twenty (20) feet in width.
C. Corner Side yards -Fifty-five (55) feet in width.
D. Rear yard -Fifty (50) feet in width.
E. Accessory Strictures Minimum setbacks for accessory
strictures shall be as follows:
1. Accessory strictures less than twelve (12) feet in
height:
a. Front yards -One-half the depth of the lot
or eighty (80) feet whichever is less.
b. Side and Rear yards -Ten (10) feet.
c. Corner Side yards -Not less than the
required front yard for a permitted use.
2. Accessory strictures greater than twelve (12) feet in
height:
a. Front yard -One-half the depth of the lot or
eighty (80) feet whichever is less.
b. Side yard -Twenty (20) feet.
c. Rear yard -Twenty-five (25) feet.
d. Corner Side yard - Not less than the
required front yard for a permitted use. (P)
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PROFFERED CONDITIONS
The Applicant in this case, 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 property known as Chesterfield County Tax Identification Number
763-655-5414 and 7635 ("the Property") under consideration will be developed according to the
following proffers if, and only if, the request submitted herewith is granted with only those
conditions agreed to by the Applicant. In the event this request is denied or approved with
conditions not agreed to by the owner and Applicant, the proffer shall immediately be null and
void and of no further force or effect.
(STAFF/CPC) 1. Density. The maximum number of dwelling units shall be three
~3)~ ~')
(STAFF/CPC) 2. Public Water. The public water system shall be used. (U)
(STAFF/CPC) 3. Cash Proffers. 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 building permit 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:
a. $18,966.00 per dwelling unit, if paid prior to July 1, 2017;
or
b. 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.
c. Cash proffer payments shall be spent for the purposes
proffered or as otherwise permitted bylaw.
d. Should Chesterfield County impose impact fees 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 in addition to, any impact fees,
in a manner as determined by the County. If Chesterfield
should adopt a "workforce" or "affordable" housing
program which eliminates or permits a reduced cash
3 14SNO ~Ei0-2014 L~~ 28-BC)S-RPT
proffer, the cash proffer for any dwelling unit on the
Property that is designated as "worl~orce" or "affordable"
housing, that meets all the requirements of the adopted
"workforce" or "affordable" housing program, and for
which a cash proffer has not yet been paid shall be adjusted
to be consistent with the approved "workforce" or
"affordable" housing program. (B & M)
(STAFF/CPC) 4. Transportation.
A. Dedication. In conjunction with recordation of the initial
subdivision plat or within sixty (60) days upon request by
Chesterfield County, whichever occurs first, forty-five (45)
feet of right-of--way, on the west side of Nash Road,
measured from the centerline of existing Nash Road
immediately adjacent to the Property shall be dedicated,
free and unrestricted, to and for the benefit of Chesterfield
County. (T)
B. Access. Direct vehicular access from the Property to Nash
Road shall be limited to one (1) public road. The exact
location of this access shall be approved by the
Transportation Department. (T)
C. Road Improvements. In conjunction with development of
the initial subdivision section, the applicant shall provide
the following:
i. Constriction of additional pavement along Nash
Road at the approved access to provide left and
right turn lanes.
ii. Dedication to Chesterfield County, free and
unrestricted, of any additional right of way (or
easements) required for the road improvements
described above. In the event the Developer is
unable to acquire any "off-site" right-of--way that is
necessary for this improvement, the Developer may
request, in writing, that the County acquire such
right-of--way as a public road improvement. All
costs associated with the acquisition of the right-of-
way shall be borne by the Developer. In the event
the County chooses not to assist the Developer in
acquisition of the "off-site" right-of--way, the
Developer shall be relieved of the obligation to
acquire the "off-site" right-of--way and shall provide
the road improvements within available right-of-
4 14SNO ~Ei0-2014 L~~ 28-BC)S-RPT
way as deternuned by the Transportation
Department. (T)
(STAFF/CPC) 5. Timber Management. Timber management, for the purpose of
enhancing the health and viability of the forest, shall occur under
the supervision of a qualified forester, and 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)
GENERAL INFORMATION
Location:
The request property is located on the north line of Nash Road, 1550 feet northeast of
Eastfair Drive. Tax IDs 763-655-5414 and 7635.
Existing Zonin
A
Size:
17.6 acres
Existing Land Use:
Vacant/wooded
Adjacent Zoning and Land Use:
North - R-88; Vacant
South, East and West - A; Single-family residential or vacant
UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line along Nash Road. The applicant has
proffered the use of the public water system for all lots. (Proffered Condition 2)
14SNO ~Ei0-2014 L~~ 28-BC)S-RPT
Public Wastewater System:
The public wastewater system is not available. Extension of service into this area is not
planned.
Health Department:
Individual septic systems are planned to serve the proposed development. The Health
Department must approve use of any new individual septic systems.
ENVIRONMENTAL
The property is forested. The standard timbering proffer has been offered to ensure the
appropriate erosion control devices are in place prior to any land disturbance. (Proffered
Condition 5)
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 Public Facilities Plan as 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.
Based on three (3) dwelling units, this request will generate approximately one (1) call
for fire and EMS each year. The applicant has addressed the impact on fire and EMS.
(Proffered Condition 3)
The Airport Fire Station, Company Number 15, 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.
Ei 14SNO ~Ei0-2014 L~~ 28-BC)S-RPT
Schools:
Residential
Yield: 3
Student Yield
FYrom Functional ~
Membership, No. of
School Name Residential Capacity,
9-30-13 ~ Trailers **
Development 2013-14 ~~ ~~~~
nentary: Gates 1 710 891 f,(Y° a
dle: Matoaca 0 1,072 1,438 ~'J:~° a
t: Matoaca 0 1,860 1,794 ll (YT.p.a a 5
it 1
Projected Membership and Capacity Trends Over Time * **
P~r~,K~ctcd P~y~ K~ctcd P~r~,K~ctcd
School Namc Mcmbc~ship, Mcmbc~ship, Mcmbc~ship,
9-311- I ~ 9-311- I ~ ~ 9-311-2U
~~~
nentary: Gates 699 686 ~~ 683
~
dle: Matoaca 1,041 ~'1.~~~U 1,005 ~'1(i~ai 1,071 "7..paa
t: Matoaca 1,810 ll (Y ll ° a 1,831 ~ 1,801 ll (Y(Y° a
NOTE: * The Student Yield is based on the FY2014 Cash Proffer Methodolog~~ as provided bv_ the Chesterfield Counti<_
Finance Department.
NOTE: ** If a school is less than 90% of capacitL~ and has tl-ailers, those tl-ailers are not identified in the staffreport
Student Membership is based on membership as of 09-30-13.
School Capacit<• is based. on the 2013-14 Space Utilization Stud~•.
*** DISCLAIMER: Please mote that Pt°ojeeted ~Ienzbership AND Fzrrrctiorral Capaciij~ at°e zrpdated orr arr
ANNUAL BASIS acrd at°e based orr the September 30 nzenzbership f'or a given year acrd the Space titilizatiorr Stzrdy
Repot°t which is corrdzrcted every year°. The Space titilizatiorr Stzrdy is a r°epor°t that is corrdzrcted arrrrzrcrlly wher°eby
Plarrrrbrg staff corrdzrcts a site visit of every school br the cozrnt~~ acrd the Pr°brcipal r°eviews his or her°f7oor plan acrd
identifies 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 inzportarrt to mote that these rrzmzbers change every year.
After review of this request, the proposed rezoning case will have a minimal impact on the
aforementioned schools. The projected student membership and capacity trends at this time
indicate an overall decrease in membership at the elementary and secondary levels by 2020.
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.
7 14SNO ~Ei0-2014 L~~ 28-BC)S-RPT
Therefore, the aforementioned units should be subject to full cash proffers, to nutigate the impact
that this proposed development would have on schools. The applicant has offered measures to
address the impact of the development on school facilities. (Proffered Condition 3)
Libraries:
Development at this location would most likely impact the Central Library. The Public
Facilities Plan recommends the completion of 6,000 square feet of unfinished space in the
Central Library. The applicant has offered measures to assist in mitigating the impact of
this development on library facilities. (Proffered Condition 3)
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 assist in mitigating the impact of the proposed development on parks
facilities. (Proffered Condition 3)
County Department of Transportation:
The applicant has proffered a maximum density of three (3) lots (Proffered Condition 1).
Based on single-family trip rates, development could generate approximately forty (40)
average daily trips. These vehicles will be initially distributed along Nash Road, which
had a 2012 traffic count of 8,427 vehicles per day. This two (2) lane section of Nash
Road is at capacity (Level of Service E) for the volume of traffic it carries.
The Thoroughfare Plan identifies Nash Road as a maj or 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 Nash Road, for the entire
property frontage in accordance with that Plan. (Proffered Condition 4.A)
Access to major arterials, such as Nash Road, should be controlled. The applicant has
proffered that direct vehicular access from the property to Nash Road will be limited to
one (1) public road. (Proffered Condition 4.B)
The traffic impact of this development must be addressed. The applicant has proffered to
constrict left and right turn lanes along Nash Road at the proposed public road
intersection (Proffered Condition 4.C). Constricting these road improvements along
Nash Road may require the developer to acquire some off-site right-of--way. According to
Proffered Condition 4.C, if the developer is unable to acquire the off-site right-of--way for
8 14SNO ~Ei0-2014 L~~ 28-BC)S-RPT
any road improvement, the developer may request the County to acquire the right-of--way
as a public road improvement. All costs associated with the acquisition will be borne by
the developer. If the County chooses not to assist with the right of way acquisition, the
developer will not be obligated to acquire the off-site right-of--way, and will only be
obligated to constrict road improvements within available right-of--way.
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 the development (Proffered Condition 3). As development continues in this
part of the County, traffic volumes on area roads will substantially increase. Cash
proffers alone will not cover the cost of the improvements needed to accommodate the
traffic increases.
Virginia Department of Transportation (VDOT~:
State acceptance of the proposed public road from Nash Road to the existing terminus of
Waterfowl Flyway in the Woodland Pond Subdivision is subject to compliance with the
Departments 2011 Subdivision Street Acceptance Requirements (SSAR's) for roadway
design, connectivity between subdivisions and pedestrian accommodations. The proposed
Nash Road connection location is subject to compliance with the Departments Access
Management spacing standards between existing commercial entrances and intersections.
The proximity of the proposed connection to existing intersections is such the minimum
spacing standards are met.
Financial Imbact on Cabital Facilities:
Per Dwelling
Unit
Potential Number of New Dwelling Units 3 * 1.00
Population Increase 8.02 2.67
Number of New Students
Elementary 0.63 0.21
Middle 0.34 0.11
High 0.46 0.15
Total 1.43 0.48
Net Cost For Schools $ 28,335 $ 9,445
Net Cost for Parks $ 3,741 $ 1,247
Net Cost for Libraries $ 969 $ 323
Net Cost For Fire Stations $ 2,127 $ 709
Average Net Cost Roads $ 24,057 $ 8,019
Total Net Cost $ 59,229 $ 19,743
*Based on the maximum number of units proffered in this case (Proffered Condition 3). The
actual number of dwelling units and their corresponding impacts may vary.
9 14SNO ~Ei0-2014 L~~ 28-BC)S-RPT
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.
To address the impact of this development on capital facilities, the applicant has proffered
$18,966 per dwelling unit which is the Board's current maximum cash proffer. The proffer also
includes language that would freeze the $18,966 contribution for a period of four (4) years,
beginning on July 1 of the fiscal year in which the case is approved, after which it would be
escalated by the cumulative change in the Marshall and Swift Building Cost Index each July 1, a
provision recently adopted by the Board of Supervisors.
Circumstances relevant to this case, as presented by the applicant, have been reviewed, and it has
been determined that it would be appropriate to accept the maximum cash proffer of $18,966 for
each dwelling unit in this case.
LAND USE
Comprehensive Plan:
The Comprehensive Plan suggests the property is appropriate for Residential Agricultural
use (maximum of 0.5 dwellings per acre).
Area Development Trends:
Properties to the north of the request property are zoned residentially and are occupied by
single-family residential use within the Woodland Pond Subdivision or are vacant.
Properties to the south, east and west are zoned agriculturally and are occupied by single-
family residential use on acreage parcels or are vacant.
Density:
Proffered Condition 1 limits the maximum number of dwellings permitted on the request
property to three (3) units, yielding a density of approximately 0.2 dwellings per acre.
Setbacks:
To accommodate the proposed developable lots along with the public road access
planned across the request property to connect Woodland Pond Subdivision to Nash
Road, setback exceptions are requested for principal and accessory strictures.
(Condition)
CONCLUSIONS
The proposed zoning complies with the Comprehensive Plan which suggests the property is
appropriate for Residential Agricultural use (maximum of 0.5 dwellings per acre).
10 14SNO ~Ei0-2014 L~~ 28-BC)S-RPT
The proffered conditions adequately address the impacts of this development on necessary
capital facilities, thereby ensuring adequate service levels are maintained and protecting the
health, safety and welfare of County citizens.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (3/18/14):
On their own motion and with the applicant's consent, the Commission deferred this case
to their April 15, 2014 public hearing.
Staff (3/19/14):
The applicant was advised in writing that any significant, new or revised information
should be submitted no later than March 24, 2014 for consideration at the Commission's
April 15, 2014 public hearing.
Staff (3/26/14):
To date, no new information has been received from the applicant.
Staff (4/15/14):
Schools revised their comments to include projected membership and capacity trends.
Planning Commission Meeting (4/15/14):
The applicant's representative accepted the recommendation. There was no opposition
present.
On motion of Dr. Brown, seconded by Mr. Patton, the Commission recommended
approval subject to the condition and acceptance of the proffered conditions on pages 2
through 5.
AYES: Messrs. Wallin, Patton, Brown, Gulley and Waller.
The Board of Supervisors, on Wednesday, May 28, 2014 beginning at 6:30 p.m., will take under
consideration this request.
11 14SNO ~Ei0-2014 L~~ 28-BC)S-RPT
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