14SN0570CASE MANAGER: Darla Orr
~, ~ ~~~1
I ~
~ ~~ ~,,~
~~ ,-,,,
\ t)kcl~t~ ;i
BS Time Remaining:
365 days
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
~?~ ~ n i~~
June 25, 2014 BS
14SN0570
Branchs Bluff Development Company
Dale Magisterial District
Beulah Elementary, Salem Church Middle
and Bird High Schools Attendance Zones
Off the southern terminus of Branchs Wood Lane
3621 Evelake Road
REQUEST: Amendment of zoning (Case 09SNOll 1) relative to cash proffers in a Residential
(R-12) District. Specifically, Proffered Condition 2 of Case 98SNOll 1 would be
modified to reduce the cash proffer to the Board's current maximum acceptable
cash proffer and to delay the escalator as outlined in the Cash Proffer Policy.
PROPOSED LAND USE:
The request property is being developed as part of the Branch's Bluff Subdivision.
According to the tentative subdivision plan, the 10.8 acre property could be developed for
approximately sixteen (16) lots yielding a density of approximately 1.48 dwelling units
per acre.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITION ON
PAGE 2.
AYES: MESSRS. WALLIN, PATTON, BROWN AND WALLER.
ABSENT: MR. GULLEY.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
The proffered condition adequately addresses the impacts of this development on
necessary capital facilities, in accordance with the Board of Supervisors' Cash
Proffer Policy, thereby ensuring adequate service levels are maintained and
protecting 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 CONDITION NOTED "STAFF/CPC" WAS AGREED UPON BY BOTH STAFF AND
THE COMMISSION.)
PROFFERED CONDITION
With the approval of this request, Proffered Condition 2 of Case 98SNOll 1 would be amended
as provided below. All other conditions of Case 98SNOll 1 would remain in force and effect.
(STAFF/CPC) Cash Proffer
A. For each dwelling unit, the applicant, sub-divider, or assignee(s)
shall pay the following to the County of Chesterfield, prior the
issuance of a building permit for infrastnicture improvements
within the service district for the property; provided, however, that
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:
$18,966.00 per dwelling unit, if paid prior to July 1, 2017;
or
ii. 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.
iii. 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.
iv. 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. Cash proffer payments shall be spent for the purposes proffered or
as otherwise permitted by law. (B&M)
2 14SN0~70-20141L`~N2~-BOS-RPT
GENERAL INFORMATION
T ncatinn•
The request property is located off the southern ternunus of Branchs Wood Lane, ninety
(90) feet south of Birchs Bluff Road. Tax IDs 785-670-Part of 7367; 786-669-0085; 786-
670-4173 and 4249.
Existing Zonin
R-12
Size:
10.8 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North, East and West - R-7, R-12 and A; Single-family residential, railroad or vacant
South - R-12 and A; Single-family residential or vacant
UTILITIES
Public Water and Wastewater Systems:
There is an eight (8) inch water line and an eight (8) inch wastewater line extending along
Birch's Bluff Road. Connection to the public water and wastewater systems is required by
County Code and was proffered with Case 09SNOll 1.
ENVIRONMENTAL
This request will not impact 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 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)
3 14SN0~70-20141L`~N2~-BOS-RPT
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 sixteen (16) dwelling units, this request will generate approximately four (4)
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)
The Centralia Fire Station, Company Number 17, 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.
4 14SN0~70-20141L`~N2~-BOS-RPT
Schools:
l6
Residential Yield:
Student Yield
FY-om Ftimctional
Membership, No. of
School Name Residential 9-30-13 Capacity, I ' Trailers'~'~
De~relopment 2013-14 ~ ~~ ~ -•ll-~
Elementan': Beulah 3 574 548 Il(Y:~°o
Middle: Salem Church 2 853 1,089 "'If;°o
[high: Bud 2 1,843 2,020 911°a
Total 7
Projected Membership and Capacity Trends O~~er Time '~'~'~
Pr7~ w ctc d Pn~ w ctc d
School Name Memhershih, Memher~shih,
9-311-14 ~ 9-311-IS
Elementan': Beulah 580 573 I '
Middle: Salem Church 854 849
[high: Bud 1,883 1,890
7
5
Pn~wctcd
Mcmhcrshih,
9-311-211
591
865 r,yra
1,848 a) ll ° <~
NOTE: * The Student Yield is based on the FY2014 Cash Proffer Methodology as provided bv_ the Chesterfield CountL~ Finance
I)epai~nent.
NOTE: '~'~ If a school is less than 90% of capacity and has hailers, those tl-ailers are not identified in the staffreport
Student Membership is based onmembership as of 09-30-13.
School Capacit<• is based. on the 2013-14 Space Utilization Stud
'~'~'~ DISCLAIlVIER: Please mote that Pt°ojeeted ~Ienzbership A~'D Fzrrrctiorral Capaciij~ at°e zrpdated on m~ All~:~"L'AL
BASIS acrd at°e based orr the September 30 nzenzbership f'or a given year acrd the Space t,~tilizatiorr Stzrdy Repot°t which is
corrdzrcted every year°. The Space titilizatiorr Stzrdy is a r°epor°t that is corrdzrcted m~rrzral3~~ wher°eby Plnrrrrbrg staff corrdzrcts a
site visit of every school br the cozrrrt~~ acrd the Pr°brcipal r°eviews his or her floor plan acrd identifies the zrse of every
classy°oonz. Fr°onz that brfornzation a r°epor°t is pr°epar°ed that calczrlates the Fzrnctional Capaciij~ of that school. The school
system needs to know how each of their facilities is zrtihzed f'or f'zrndbrg and space allocation pzaposes. Agabr, it is
important to note that these nzmzbers change every year.
After review of this request, the proposed amended rezoning case will continue to have
an impact on the aforementioned schools, especially at the elementary level. The
projected student membership and capacity trends at this time indicate an overall increase
in membership at the elementary and secondary levels by 2020. Over time this case,
combined with other tentative residential developments, infill developments and other
14SN0~70-20141L`~N2~-BOS-RPT
zoning cases in the area, will continue to push these schools over capacity. Therefore, the
aforementioned units should be subject to full cash proffers, to mitigate the impact that
this development would have on schools. The applicant has offered measures to address
the impact of the development on school facilities. (Proffered Condition)
Staff continues to monitor student membership on a regular basis in these areas and
membership projections are analyzed and updated annually. The school system's Capital
Improvement Plan (CIP) includes the replacement of Beulah Elementary School.
Libraries:
Development in this area of the County would impact the Meadowdale, Chester or
Central Library or a proposed new facility in the vicinity of Kingsdale, Chester and
Hopkins Roads. The Public Facilities Plan recommends constriction of a new library to
address demand issues on the existing Chester Library. The Plan also includes a
recommendation to complete 6,000 square feet of unfinished space within the Central
Library. The applicant has offered measures to address the impact of this development on
libraries. (Proffered Condition)
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)
County Department of Transportation:
In November 2008, the Board of Supervisors approved the rezoning of the property (Case
09SNOll 1) to Residential (R-12), and accepted a cash proffer to assist in addressing the
traffic impact of the proposed development (Proffered Condition 2 of Case 09SNOll 1).
The applicant is now requesting to amend that proffer, and has proffered to contribute
cash, in an amount consistent with the current Board of Supervisors' Policy (Proffered
Condition). 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~:
The Department has no comment on the request to amend case proffers for Case
09SNOll 1 as those changes will not impact State acceptance of the subdivision roads.
Ei 14SN0~70-20141liN2~-BOS-RPT
Financial Impact on Capital Facilities:
Per Dwelling
Unit
Potential Number of New Dwelling Units 16* 1.00
Population Increase 42.76 2.67
Number of New Students
Elementar 3.37 0.21
Middle 1.83 0.11
High 2.45 0.15
Total 7.64 0.48
Net Cost For Schools $ 151,120 $ 9,445
Net Cost for Parks $ 19,952 $ 1,247
Net Cost for Libraries $ 5,168 $ 323
Net Cost For Fire Stations $ 11,344 $ 709
Average Net Cost Roads $ 128,304 $ 8,019
Total Net Cost $ 315,888 $ 19,743
*Based on the tentative plan for Branch's Bluff Section 4. The actual number of dwelling units
and their corresponding impact may vary.
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.
The applicant has requested to amend Case 09SNOll 1, Condition 2, relating to cash proffers.
The cash proffer approved with Case 09SNOll1 was $18,080 per dwelling unit, currently
escalated to $20,231, an amount higher than the Cash Proffer Policy's current maximum. To
address the impact of this development on capital facilities, the applicant has requested to reduce
the cash proffers to the current maximum of $18,966 per unit. 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 Code Index. These cash proffers would defray the
cost of the capital facilities necessitated by this proposed development.
The current Cash Proffer Policy allows the County to assess the impact of all dwelling units in
previously approved zoning cases that come back before the Planning Commission and Board of
Supervisors using the calculated capital facility costs in effect at the time the case is
reconsidered. While appropriate to maintain the cash proffer of $20,231 approved in Case
09SNOll 1, the Board of Supervisors has set the current maximum cash proffer at $18,966, an
amount lower than the escalated proffer approved with the original case.
The Planning Commission and Board of Supervisors, through their consideration of this request,
may determine that there are unique circumstances relative to this request that may justify
acceptance of proffers as offered for this case. Staff finds the proffer of $18,966 acceptable.
7 14SN0~70-20141L`~N2~-BOS-RPT
LAND USE
Comprehensive Plan:
The subject property is located within the boundaries of the Comprehensive Plan, which
suggests the property is appropriate for Suburban Residential II use (2.0 to 4.0 dwellings
per acre).
Area Development Trends:
Properties to the north and west are zoned residentially and are being developed as part of
the Branch's Bluff Subdivision. Properties to the east and south are zoned R-12 and
Agricultural (A) and are occupied by a railroad, single-family residential use (within
Squarefield Park Subdivision and on acreage parcels) or are vacant. It is anticipated that a
portion of the request property will be developed with trails and interpretive signs as a
special purpose park. Area properties are anticipated to develop for single-family
residential use.
Zoning History:
On November 19, 2008 the Board of Supervisors, upon a favorable recommendation
from the Planning Commission, approved rezoning (Case 09SNOll1) on the request
property to Residential (R-12) to permit single-family residential use. Conditions of
approval required use of public utilities, limited timbering until a land disturbance permit
was issued, addressed stormwater nln-off and offered a cash proffer to address the
impacts of the development on capital facilities.
On August 28, 2013 the Board of Supervisors, upheld the Planning Commission's
determination that a public park on a 2.5 acre portion of the request property is in
substantial accord with the Comprehensive Plan (Case 13PD0229). A special purpose
park is planned with trails and interpretive signage to facilitate accessibility and showcase
a portion of the County's preserved Civil War earthworks.
CONCLUSIONS
While appropriate to maintain the cash proffer of $20,231 approved in Case 09SNOll1, the
Board of Supervisors has set the current maximum cash proffer at $18,966, an amount lower
than the escalated proffer approved with the original case. Staff finds the proffer of $18,966
acceptable.
The proffered conditions adequately address the impacts of this development on necessary
capital facilities, in accordance with the Board of Supervisors' Cash Proffer Policy, 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.
8 14SN0~70-20141L`~N2~-BOS-RPT
CASE HISTORY
Planning Commission Meeting (5/22/14):
The applicant's representative accepted the recommendation. There was no opposition
present.
On motion of Dr. Brown, seconded by Mr. Waller, the Commission recommended
approval and acceptance of the proffered condition on page 2.
AYES: Messrs. Wallin, Patton, Brown and Waller.
ABSENT: Mr. Gulley.
The Board of Supervisors, on Wednesday, June 25, 2014 beginning at 6:30 p.m., will take under
consideration this request.
9 14SN0~70-20141L`~N2~-BOS-RPT
0~
W~
~W
Q~
~Q
~' a
Q
Q
CSX RAILROXaIp .~
d
,,,
Ili
U I ..~, .,- .~~ ~
I
1
~~~ ~
s /
'' ~~ !~ ~~~'' LL1
~
+,
`
z
~(n
~
/ > ~
~" ~
"
~ ~
'~ ',
~ , ., Z
t ~ ~, ~
..
~.
Z
''' N
..
~
'~
..
...,
~~
o
~
o
,
.
~
~ ~ ~ Z o
.I
.~~
~
I~ _ ~ ~ ~
~
~
~~ ~i
z
~ ~ ~~
~~ a
:::
... o
~~, ~ ~
v
09SN0111
In Dale Magisterial District, BRANCH'S BLUFF DEVELOPMENT
COMPANY, LLC requests rezoning and amendment of zoning
district map from Agricultural (A) and Residential (R-7) to
Residential (R-12). Residential use of up to 3.63 units per
acre is permitted in a Residential (R-12) District. The
Comprehensive Plan suggests the property is appropriate for
residential use of 2.51-4.0 dwelling units per acre. This
request lies on 12.1 acres lying approximately 950 feet off
the south line of Evelake Road measured from a point
approximately 1760 feet east of Hopkins Road. Tar IDs 785-
671-Part of 7222; 786-669-Part of 0085; and 786-670-4173 and
4249.
Mr. Turner presented a summary of Case 09SN0111 and stated
the Planning Commission and staff recommended approval and
acceptance of the proffered conditions.
Mr. Jeff Collins, the applicant's representative, stated he
is in agreement with the recommendation.
Mr. Warren called for public comment.
There being no one to address the request, the public hearing
was closed.
On motion of Mr. Holland, seconded by Mr. Warren, the Board
approved Case 09SN0111 and accepted the following proffered
conditions:
The owner and developer in this rezoning request, Branch's
Bluff Development Company, LLC (the "Developer") pursuant to
~ 15.2-2298 of the Code of Virginia (1950 as amended) and the
Zoning Ordinance of Chesterfield County, Virginia (the
"County") for itself and its successors and assigns, hereby
proffers that the development of the unimproved real property
(the "Property") under consideration in this rezoning request
shall be developed in accordance with the following
conditions if, and only if, the request submitted herewith is
granted with only those conditions agreed to by the owner and
applicant. In the event this request is denied or approved
with conditions not agreed to by the owner and applicant, the
proffers shall immediately be null and void and of no further
force or effect.
1. The public water and wastewater systems shall be used.
(U)
2. The applicant, subdivider, or assignee(s) shall pay the
following to the County of Chesterfield, prior to the
issuance of a building permit, for infrastructure
improvements within the service district for the
property:
a. $18,080 per dwelling unit, if paid prior to July 1,
2009; or
b. If paid after June 30, 2009, $18,080 adjusted
annually in accordance with the cash proffer
policy.
Cash proffer payments shall be spent for the purposes
proffered or as otherwise permitted by law. (B&M)
3. Timbering Except for timbering approved by the Virginia
Department of Forestry for removing dead or diseased
08-798
11/19/08
trees, there shall be no timbering on the property until
a land disturbance permit has been obtained from the
Environmental Engineering Department and the approved
devices installed. (EE)
4. Stormwater runoff from any impervious area that drains
to Thurston Road shall be conveyed with a system that
shall be: 1) designed and constructed to convey the ten
(10) year storm event to the south side of Thurston
Road; or 2) designed and constructed with on-site
detention to retain the discharges for a two (2) and ten
(10) year post developed storm event to a two (2) and
ten (10) year pre-developed storm event condition,
respectively, and which discharges runoff into wetlands
that are located on the eastern side of Tax. ID 786-669-
OOII5. (EE)
Ayes: Warren, Decker, Jaeckle, Holland, and Durfee.
Nays: None.
08-799
11/19/08