03SN0174-May28.pdfREQUEST:
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
03 SN0174
Harrison Burt
Bermuda Magisterial District
West line of Ramblewood Drive
Rezoning from Agricultural (A) to Residential (R-15).
~"~' ~ 9 2003 CPC
April 15
May 28, 2003 BS
Providing a FIRST CHOICE Community Through Excellence in Public Service.
PROPOSED LAND USE:
A single family residential subdivision is planned. The applicant has proffered to
limit development to a maximum of thirty (30) lots yielding a density of
approximately 0.7 units per acre. (Proffered Condition 6)
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGES 2 AND 3.
AYES: MESSRS. GECKER, LITTON, CUNNINGHAM AND STACK
ABSENT: MR. GULLEY
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed zoning and land use conform to the Consolidated Eastern Area Plan
which suggests the property is appropriate for residential use of 1.5 units per acre or
tess.
B. The proposed zoning and land use are representative of existing and anticipated
development.
The proffered conditions address the impacts of this development on necessary
capital facilities, as outlined in the Zoning Ordinance and Comprehensive Plan.
Specifically, the need for roads, 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 adequately mitigate the impact on capital facilities, thereby
insuring adequate service levels are maintained as necessary to protect the health,
safety and welfare of County citizens.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER 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 PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC) 1.
There shall be no direct access from the property to Rambelwood
Drive. (EE, T)
(STAFF/CPC) 2.
In conjunction with recordation of the initial subdivision plat, forty-
five (45) feet of right-of-way on the west side of Ramblewood Drive,
measured from the centerline of that part of Ramblewood Drive
immediately adjacent to the property, shall be dedicated, free and
unrestricted, to and for the benefit of Chesterfield County. (T)
(STAFF/CPC) 3.
With the exception of timbering which has been approved by the
Virginia State Department of Forestry for the purpose of removing
dead or diseased trees, there shall be no timbering until a land
disturbance permit has been obtained from the Environmental
Engineering Department and the approved devices have been
installed. (EE)
(STAFF/CPC)
4. The public water system shall be used. (U)
(STAFF/CPC)
The applicant, subdivider, or assignee(s) shall pay the following to
the County of Chesterfield prior to the issuance of building permit for
infrastructure improvements within the service district for the
property:
A. $9,000.00 per dwelling unit, if paid prior to July 1, 2003; or
The amount approved by the Board of Supervisors not to
exceed $9,000.00 per dwelling unit adjusted upward by any
increase in the Marshall and Swift building cost index
2 03 SN0174-MAY28-B OS
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
(STAFF/CPC)
Location:
10.
11.
between July 1, 2002, and July 1 of the fiscal year in which
the payment is made if paid after June 30, 2003.
In the event the cash payment if not used for which proffered
within 15 years of receipt, the cash shall be returned in fully
to the payor. (B&M)
A maximum of thirty (30) residential lots shall be permitted. (P)
All lots shall have a minimum area of 30,000 square feet. (P)
All dwelling units shall have a minimum gross floor area of 1,800
square feet. (BI)
All exposed portions of the foundation of each dwelling unit shall
be covered with brick or stone veneer or exterior insulating and
finishing systems (EIFS) materials. (BI)
A twenty-five (25) foot tree preservation strip, exclusive of required
yards, shall be maintained along the western property line adjacent to
Tax IDs 811-645-7334, 7348, 7371, 7459 and 7815. Utility
easements which run generally perpendicular through this strip shall
be permitted. Any healthy trees that are six (6) inches in caliper or
greater shall be retained within this tree preservation strip except
where removal is necessary to accommodate the improvements
permitted by the preceding sentence. This condition shall not
preclude the removal of vegetation from the tree preservation strip
that is unhealthy, dying or diseased. (P)
A twenty-five (25) foot tree preservation strip, exclusive of required
yards, shall be maintained along the southern property line adjacent to
Tax ID 813-644-5654. Utility easements which run generally
perpendicular through this strip and septic drainfield lines shall be
permitted. Any healthy trees that are six (6) inches in caliper or
greater shall be retained within this tree preservation strip except
where removal is necessary to accommodate the improvements
permitted by the preceding sentence. This condition shall not
preclude the removal of vegetation from the tree preservation strip
that is unhealthy, dying or diseased. (P)
GENERAL INFORMATION
West line Ramblewood Drive, north of Enon Church Road. Tax ID 812-645-6725 (Sheet
35).
3 03 SN0174-MAY28-B OS
Existing Zoning:
A
Size:
44.6 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North and East - A; Single family residential or vacant
South - A and R-15; Single family residential or vacant
West - R-15; Single family residential or vacant
UTILITIES
Public Water System:
There is an existing eight (8) inch water line extending along Walthall Drive approximately
150 feet south of the request site. In addition, there is an existing eight (8) inch water line
extending along the western side of Ramblewood Road, adjacent to this site. Use of the
public water system is intended and has been proffered by the applicant. (Proffered
Condition 4)
Public Wastewater System:
The public wastewater system is not available to serve the request site.
Health Department:
Prior to recordation of a subdivision plat, soils analysis for each lot must be submitted to the
Health Department for review and approval.
ENVIRONMENTAL
Drainage and Erosion:
The eastern portion of the property has extremely steep and highly erodible slopes. When
disturbed, these type soils are very difficult to stabilize. It is recommended that access to
Ramblewood Road on the eastern side of the property be prohibited to avoid disturbance.
(Proffered Condition 1)
4 03SN0174-MAY28-BOS
The property is heavily wooded and should not be timbered without first obtaining a land
disturbance permit from the Environmental Engineering Department (Proffered Condition 3).
This will insure that adequate erosion control measures are in place prior to any land
disturbance.
The site drains east and south into large ravines that ultimately drain to the Appomattox
River. There are currently no existing on- or off-site drainage problems and none are
anticipated after development. There are also no existing erosion problems other than natural
stream degradation through the area. The potential for severe erosion problems exists
depending on the location of the homes and their relation to the steep slopes and backyard
area. This will be reviewed at time of tentative subdivision layout and recommendations will
be made at that time. Acquisition of off-site drainage easements may be necessary.
PUBLIC FACILITIES
The need for roads, schools, parks, libraries, fire stations and transportation facilities is identified in
the Public Facilities Plan, the Thoroughfare Plan and the Capital Improvement Program and further
detailed by specific departments in the applicable section of this "Request Analysis". This
development will have an impact on these facilities.
Fire Service:
The Public Facilities Plan indicates that emergency services calls are expected to increase
fbrty-five (45) percent by 2015. Eight (8) new fire/rescue stations are recommended for
construction in the Plan. Based on thirty (30) dwelling units, this request will generate
approximately eight (8) calls for fire and EMS services per year. The applicant has addressed
the impact on fire service. (Proffered Condition 5)
The Enon Fire Station, Company Number 6, and Bensley-Bermuda Volunteer Rescue Squad
currently provide fire protection and emergency medical service. When completed, the new
Riversbend Fire/Rescue Station, Company Number 18, will be the primary service provider
for this development.
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 sixteen (16) new students will be generated by this development. The site
lies in the Enon Elementary School attendance zone: capacity - 550, enrollment - 564;
Chester Middle School zone: capacity - 910, enrollment - 735; and Thomas Dale High
School zone: capacity- 1,850, enrollment - 1,949.
5 03SN0174-MAY28-BOS
This development wilt have impact on area schools. There is currently one (1) trailer located
at Enon Elementary School. The applicant has addressed the impact on schools. (Proffered
Condition 5)
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 lbr additional library space throughout the County. Even if
the facility improvements that have been made since the Plan was published are taken into
account, there is still an unmet need for additional library space throughout the County.
This development would most likely affect the Enon Library. The Public Facilities Plan
indicates a need for additional library space in this area of the County. The applicant has
offered measures to assist in addressing the impact of this development on these facilities.
(Proffered Condition 5)
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 assist in addressing the impact of this proposed
development on these Parks and Recreation facilities. (Proffered Condition 5)
Transportation:
This request consists of 44.6 acres, currently zoned Agricultural (A). The applicant is
requesting rezoning to Residential (R-15). The applicant has proffered that a maximum of
thirty (30) lots will be developed on the property (Proffered Condition 6). Based on single-
family trip rates, development could generate approximately 290 average daily trips. These
vehicles will be distributed to Ramblewood Road which had a 2002 traffic count of 2,816
vehicles per day, and to Ruffin Mill Road which had a 2003 traffic count of 1,964 vehicles
per day.
The Thoroughfare Plan identifies Ramblewood Road as a major arterial with 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 Ramblewood Road, in accordance with
that Plan. (Proffered Condition 2)
Access to major arterials, such as Ramblewood Road, should be controlled. Due to the
topography and soil condition along the eastern part of the property, the Engineering
Department has recommended that an access not be constructed onto Ramblewood Road.
6 03SN0174-MAY28-BOS
The applicant has proffered that no direct access will be provided from the property to
Ramblewood Road. (Proffered Condition 1)
Included in the Subdivision Ordinance is the Planning Commission's Stub Road Policy. The
Policy suggests that subdivision streets anticipated to carry 1,500 vehicles per day or more
should be designed as "no-lot frontage" collector roads. Traffic generated by development of
the property will be distributed through the adjacent subdivision (Walthall Mill). The
property's traffic traveling along the streets within Walthall Mill Subdivision is not
anticipated to cause those streets to exceed acceptable subdivision street volumes as defined
by the Stub Road Policy.
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.
Ramblewood Road and Ruffin Mill Road will be impacted by development of this property.
Sections of Ramblewood Road have nineteen (19) to twenty (20) foot wide pavement with
no shoulders and poor vertical alignment. Sections of Ruffin Mill Road have eighteen (18)
foot wide pavement with no shoulders, and very poor vertical and horizontal alignments with
large trees located close to the edge of pavement. The capacities of both roadways are
acceptable (Level of Service C) for the volumes of traffic they CUlTently carry. The standard
typical section for Ramblewood Road and Ruffin Milt Road 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, in an amount consistent with the Board of
Supervisors' policy, towards mitigating the traffic impact of this development. (Proffered
Condition 5)
At time of tentative subdivision review, specific recommendations w-ill be provided
regarding stub road rights of way to adjacent properties.
7 03SN0174-MAY28-BOS
Financial Impact on Capital Facilities:
PER UNIT
Potential Number of New Dwelling Units 30* 1.00
Population Increase 81.60 2.72
Number of New Students
Elementary 7.20 0.24
Middle 3.90 0.13
High 5.10 0.17
TOTAL 16.20 0.54
Net Cost for Schools 145,410 4,847
Net Cost for Parks 20,790 693
Net Cost for Librm-ies 11,250 375
Net Cost for Fire Stations 12,030 401
Average Net Cost for Roads 123,270 4,109
TOTAL NET COST 312,750 10,425
*Based on a proffered maximum number of lots. (Profl~red Condition 6)
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, roads, parks, libraries and fire stations at
$10,425 per unit. The applicant has been advised that a maximum proffer 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 proffer accepted from other applicants, the applicant has
offered cash to assist in defraying the cost of this proposed zoning on such capital facilities.
(Proffered Condition 5)
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.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Consolidated Eastern Area Plan which suggests the
property is appropriate for residential use of 1.5 dwelling units per acre or less.
8 03SN0174-MAY28-BOS
Area Development Trends:
Area properties are zoned residentially and agriculturally and are characterized by single
family residences within subdivisions and on acreage parcels, and vacant land. It is
anticipated that residential zoning and land use will continue in the area consistent with
densities suggested by the Plan.
Comparison of Area Density:
Walthalt Mill (Sections 1-3), Walthall Hills and Walthall Park Subdivisions lie adjacent to
the western and southern boundaries of the request property and have developed with a
density of approximately 0.9 dwelling units per acre. Proffered Condition 6 limits
development of the request property to a maximmn of thirty (30) lots yielding a density of
approximately 0.7 units per acre. (Proffered Condition 6)
Lot Size Comparison:
Walthall Mill (Sections 1-3), Walthall Hills and Walthall Park Subdivisions have an average
lot size of 38,998. While the applicant has requested to rezone the request property to
Residential (R-15), which would permit a minimum lot size of 15,000 square feet, the
property will be developed utilizing individual septic systems because public wastewater is
not available to the site. The Ordinance requires an average lot size of 40,000 square feet
and a minimum size of 30,000 square feet for developments utilizing individual septic
systems. Further, at least ninety (90) percent of the lots must be at least 40,000 square feet.
In response to area citizens' concerns that smaller lots may be permitted with Residential (R-
15) zoning if public sewer becomes available to the site, the applicant has proffered that all
lots will have a minimum area of 30,000 square feet. (Proffered Condition 7)
Dwelling Size and Architectural Treatment:
The applicant has proffered that all dwellings will have a minimum gross floor area of 1,800
square feet (Proffered Condition 8). In addition, the treatment of exposed portions of the
dwelling foundations wilt have covered with brick or stone veneer or drivit type materials.
(Proffered Condition 9)
Tree Preservation Strip:
In an attempt to address concerns of adjacent property owners in Walthall Mill Subdivision
and an adjacent property owner to the south, relative to a vegetated separation between their
lots and dwellings within the proposed development, Proffered Condition 10 requires a tree
preservation strip along the western and part of the southern property lines, adjacent to Tax
IDs 811-645-7334, 7348, 7371, 7459 and 7815 and 813-644-5654 (Proffered Conditions 10
and 11). These tree preservation strips will be included within the limits of the lots. It has
been staff's experience that individual homeowners clear the areas resulting in a zoning
violation on that individual lot. Given that the retention of trees within these strips will be
9 03 SN0174-MAY28-BOS
difficult, if not impossible, for the County to enforce, staff recommends that Proffered
Conditions 10 and 11 not be accepted.
CONCLUSIONS
The proposed zoning and land use conform to the Consolidated Eastern Area Plan which suggests
the property is appropriate for residential use of 1.5 units per acre or less. The proposed zoning and
land use are representative of existing and anticipated development. The proffered conditions
address the impacts of this development on necessary capital facilities, as outlined in the Zoning
Ordinance and Comprehensive Plan. Specifically, the need for schools, parks, libraries and fire
stations is identified in the County's adopted Public Facilities Plan, the Thoroughfare Plan and
Capital Improvement Program and the impact of this development is discussed herein. The proffered
conditions adequately mitigate the impact on capital facilities, thereby insuring adequate service
levels are maintained and protect the health, safety and welfare of County citizens.
Given these considerations, approval of the request is recommended.
CASE HISTORY
Planning Commission Meeting (3/18/03):
On their own motion, the Commission deferred this case to April 15, 2003, to allow the
Bermuda District Commissioner to continue to work with the applicant, staff, and area
residents.
Staff (3/19/03):
The applicant was advised in writing that any new or revised information should be
submitted no later than March 24, 2003, for consideration at the Commission's April
meeting.
Applicant (3/26/03):
In response to concerns expressed by area residents and the Bermuda District Commissioner,
the applicant submitted revised and additional proffered conditions.
Applicant (4/15/03):
Proffered Condition 11 was submitted.
10 03SN0174-MAY28-BOS
Planning Commission Meeting (4/15/03):
The applicant accepted the recommendation. There was no opposition to the proposed
zoning but concerns were expressed relative to environmental and traffic impacts noting that
such concerns would be addressed as plans progress.
Mr. Cunningham indicated that concerns relating to erosion on steep slopes would be
addressed during the tentative process. He further noted that access is an issue; that he
prefers access through adjacent property to the east, which would accommodate vehicle
movements northward along Walthall Drive; and that the applicant and the adjacent property
owner, through which such an access could be accommodated, hope to reach an agreement
prior to the Board's consideration of the case.
On motion of Mr. Cunningham, seconded by Mr. Stack, the Commission recommended
approval of this request and acceptance of the proffered conditions on pages 2 and 3.
AYES: Messrs. Gecker, Litton, Cunningham and Stack
ABSENT: Mr. Gulley
The Board of Supervisors, on Wednesday, May 28, 2003, beginning at 7:00 p.m., will take under
consideration this request.
11 03SN0174-MAY28-BOS
z+
To: Darla Orr, Senior Planner
Chesterfield County Planning Department
From:
Date:
Re:
Harrison Burt
May 28, 2003
Revised Proffered Condition for Case 03 SN0174
Dear Ms. Orr,
Please accept revised Proffered Condition 1 as stated below:
There shall be no direct access from the property to Ramblewood Drive,
Walthall Drive to the south, or Laurel Road.
Harrison Burt