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16SN0513 CASE NUMBER: 16SN0513 APPLICANT: Enon LLC CHESTERFIELD COUNTY, VIRGINIA Magisterial District: BERMUDA STAFF’S ANALYSIS 13911 N. Enon Church Road AND RECOMMENDATION Board of Supervisors (BOS) Public Hearing Date: OCTOBER 28, 2015 BOS Time Remaining: 365 DAYS Applicant’s Agent: ANDREW M. SCHERZER (804-794-0571) Applicant’s Contact: RICK LAMERE (804-595-1762) Planning Department Case Manager: DARLA ORR (804-717-6533) APPLICANT’S REQUEST Amendment of zoning (Case 07SN0141) to reduce cash proffers and modify garage setbacks in a Community Business (C-3) District. Specifically, the applicant requests to amend Proffered Condition 8 to reduce the cash proffer and delay the escalator and Textual Statement Item III.E. to permit a reduction in attached front loaded garage setbacks. A mixed use development with tree-lined streets and sidewalks is planned for a maximum of 130 dwelling units (including townhomes, cluster homes and/or single family dwellings) and/or commercial use. Residential use would yield approximately 2.65 dwelling units per acre and commercial use is limited to a maximum of 40,000 square feet including a maximum tenant space of 12,000 square feet. Notes: A.The only condition that may be imposed is a buffer condition. The property owner may proffer other conditions. B.Proffered conditions, approved conditions of Case 07SN0121 and supplemental information are located in Attachments 1 - 3. RECOMMENDATION PLANNING RECOMMEND APPROVAL COMMISSION (9/15/2015) RECOMMEND APPROVAL Addressesdevelopment impacts STAFF Offers flexibility for front loaded garage setbacks while minimizing visual impacts on streetscape Providing a FIRST CHOICE community through excellence in public service SUMMARY OF IDENTIFIED ISSUES Department Issue PLANNING BUDGET AND MANAGEMENT FIRE PARKS AND RECREATION LIBRARIES SCHOOLS CDOT VDOT UTILITIES ENVIRONMENTAL ENGINEERING 216SN0513-2015SEPT15-CPC-RPT 316SN0513-2015SEPT15-CPC-RPT Map 2: Comprehensive Plan Classification: MEDIUM-HIGH DENSITY RESIDENTIAL AND INDUSTRIAL This designation suggests the majority of the property is appropriate for residential use of 8 to 12 dwelling units per acre with a portion fronting N. Enon Church appropriate for industrial use. Map 3: Surrounding Land Uses & Development Single family N Enon Church Rd residential CSXRailroad Industrial use or vacant Commercial use Single family residential in Home Acres subdivision & on acreage parcels E Hundred Rd Burgess Rd 416SN0513-2015SEPT15-CPC-RPT PLANNING Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov ZONING HISTORY Case Number BOS Action Request Rezone A to C-3 with Conditional Use Planned Development plus waiver to street connectivity Mixed of residential uses (town, cluster or single family homes) with maximum of 130 units and/or 40,000 square feet of commercial use Approved conditions: Address architecture for commercial use, o APPROVED 07SN0141 foundation treatment, sidewalks, setbacks, open 7/25/2007 space, uses, landscaping and road improvements Require minimum house size (gross floor area) – o 1,400 square feet Cash proffer of $15,600 per dwelling unit o Requires front loaded garages to be no closer to o the street than the front façade of dwellings Attachment 2 and 3 GARAGE SETBACKS Case 07SN0141 was approved with a condition prohibiting front loaded garages from being located any closer to the street than the front façade of the dwelling. The purpose of this requirement is to prevent “stub-nosed” garages that protrude into front yards which may detract from a well-designed streetscape. The applicant is requesting to modify the front loaded garage setback requirement of Case 07SN0141 to permit front loaded garages to be located closer to the street than the front façade of the dwelling. Specifically, the applicant proposes to modify Textual Statement Item III.E to permit front loaded garages to have a setback less than the front façade of a dwelling, provided: Garage is not located any closer to the street than front porch with shared roof line Front Dwelling Loaded Garage Front Porch Street 516SN0513-2015SEPT15-CPC-RPT Garage is not located more than 2 feet closer to street than front façade of dwelling where front porch does not share roof line Front Dwelling Loaded Garage 2 feet Front Porch Street Staff has determined that front-loaded garages that are flush with the front porch or have a small off-set as proposed in this case do not detract from the overall appearance of the dwelling and streetscape. 616SN0513-2015SEPT15-CPC-RPT FINANCIAL IMPACT ON CAPITAL FACILITIES Budget and Management Staff Contact: Natalie Spillman (717-8767) spillmann@chesterfield.gov 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 Adopted Capital Improvement Program and further detailed by specific departments in the applicable sections of this request analysis. 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 $23,418 per unit. The original zoning case (07SN0141) was approved in July 2007 with a density of 130 units and with the maximum cash proffer at the time of $15,600 per dwelling unit (currently escalated by the Marshall and Swift Building Cost Index to $21,186). The applicant has requested to reduce the previously approved cash proffer to the current maximum of $18,966 per dwelling units. While appropriate to maintain the cash proffer of $15,600 (currently escalated to $21,186) approved with case 07SN0141, the Board of Supervisors has set the current maximum cash proffer at $18,966, an amount lower than the escalated cash proffer amount as approved with the original case. If accepted, the amended cash proffers would remain fixed for a period of four years after which it would be escalated by the cumulative change in the Marshall and Swift Building Cost Index. 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. Per Dwelling Unit Impact on Capital 130* Facilities Potential Units Facility Cash Proffer on Existing Applicant's Proposal FY16 Calculated Impact Categories Zoning (Current BOS Maximum) Schools $9,648 $6,119 $7,814 Parks $1,347 $655 $1,091 Libraries $318 $340 $258 Fire Stations $861 $437 $697 Roads $11,244 $13,635 $9,106 Total $23,418 $21,186 $18,966 716SN0513-2015SEPT15-CPC-RPT Overall Impact on Capital Facilities Schools $1,254,240 $795,470 $1,015,820 Parks $175,110 $85,150 $141,830 Libraries $41,340 $44,200 $33,540 Fire Stations $111,930 $56,810 $90,610 Roads $1,461,720 $1,772,550 $1,183,780 Total $3,044,340 $2,754,180 $2,465,580 *Based on a proffered maximum of 130 units per zoning case 07SN0141. Actual number of units and corresponding impact may vary. 816SN0513-2015SEPT15-CPC-RPT PUBLIC FACILITIES FIRE SERVICE Staff Contact: Anthony Batten (804-706-2012) smithgd@chesterfield.gov The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the environment through a comprehensive fire and life safety program that ensures an adequate and timely response to emergencies. The Public Facilities Plan, as part of the Comprehensive Plan, indicates: County-wide Fire & EMS Service Information & Needs New 5 Recommendations for Fire Stations by 2022 Replacement/Revitalization 4 Fire 24% 1 2011 Incidents as a percent of total EMS (Emergency Medical Services) 76% Fire/EMS Increases in Call Volume 44% from 2001 and 2011 County Population Increase from 17% 2001 to 2011 1 With the aging of population, medical emergency incidents are expected to increase faster than the rate of population growth over time. Fire Service - Project Impacts Estimated Number of Calls for 29 Service Annually Offered in Accordance with Policy Applicant’s Proposal to Address 1 Proffered Condition 1 Impacts 1 The financial impact of residential development on fire facilities is addressed in the “Financial Impact on Capital Facilities” section of the report. Additional Information: Information relative to nearby fire and emergency service facilities can be found in Attachment 4. 916SN0513-2015SEPT15-CPC-RPT PARKS AND RECREATION Staff Contact: Brian Geouge (318-8720) geougeb@chesterfield.gov The County supports a high-quality park system to provide residents and visitors with equitable access to active and passive recreation opportunities. The Public Facilities Plan, as part of the Comprehensive Plan, indicates: County-wide Parks and Recreation Needs Park TypeNumber of New Parks Aggregate Acreage Regional 3600 Community10 790 Neighborhood 9180 Special Purpose 3 1 - Urban 2 - - Linear 3 - - 1 The Public Facilities Plan notes facility recommendations for water-based parks. All other facilities are acquired and developed on a site-by-site basis. 2 Facilities are recommended in urban areas where there is limited acreage available for park development. 3 Facility needs are assessed on a site-by-site basis as recommended in the Public Facilities Plan. Parks and Recreation – Project Impacts 5.9 Acres of Regional, Community and/or Neighborhood 2012 County Level of Service parkland per 1,000 persons 9 Acres of Regional, Community and/or Neighborhood Target Level of Service parkland per 1,000 persons Applicant’s Proposal to Address Offered in Accordance with Policy 1 Impacts Proffered Condition 1 1 The financial impact of residential development on parks facilities is addressed in the “Financial Impact on Capital Facilities” section of the report. Additional Information: Information relative to nearby parks and recreation facilities can be found in Attachment 4. 1016SN0513-2015SEPT15-CPC-RPT LIBRARIES Staff Contact: Debra Winecoff (751-4475)winecoffd@chesterfield.gov The public library system’s role in the county has expanded beyond its traditional function as a resource for information and materials, and now serves as a community gathering place for educational, cultural and informational services; community support during emergencies; economic development; and revitalization activities. The Public Facilities Plan, as part of the Comprehensive Plan,indicates: County-wide Library Needs Facility ActionCounty-wide Facility Needs Expand or Replace 5 Libraries Construction of New 5 Libraries Facilities 1 Community Arts Center Libraries -Project Impacts 2011 County Level of Service0.45 square feet of library space per person Standard Level of Service 0.82 square feet of library space per person Applicant’s Proposal to Offered in Accordance with Policy 1 Address Impacts Proffered Condition 1 1 The financial impact of residential development on library facilities is addressed in the “Financial Impact on Capital Facilities” section of the report. Additional Library Information: Information relative to nearby library facilities can be found in Attachment 4. 1116SN0513-2015SEPT15-CPC-RPT SCHOOLS Staff Contact: Atonja Allen (318-8740) atonja_allen@ccpsnet.net High performing, high quality public schools contribute to the quality of life and economic vitality of the County. The Comprehensive Plan suggests a greater focus should be placed on linking schools with communities by providing greater access, flexible designs and locations that better meet the needs of the communities in which they are located. The Public Facilities Plan, as part of the Comprehensive Plan, indicates: County-wide School Needs School Types Facilities to Revitalize/Replace New Facilities Elementary 16 3 Middle 62 High 23 Technical - 1 Schools -Project Impacts Elementary 28 Middle 15 Average Student Yield High 20 Total 63 Applicant’s Proposal to Offered in Accordance with Policy 1 Address Impacts Proffered Condition 1 1 The financial impact of residential development on school facilities is addressed in the “Financial Impact on Capital Facilities” section of the report. Additional Information: After review of this request, based on current school assignments and student enrollment the proposed rezoning case will have an impact on schools. It is possible that over time this case, combined with other tentative residential developments and other zoning cases in the area will continue to push these schools to their capacity and therefore impact the capacity of facilities division-wide. Information relative to schools currently serving area can be found in Attachment 4. 1216SN0513-2015SEPT15-CPC-RPT COUNTY DEPARTMENT OF TRANSPORTATION Staff Contact: Jim Banks (804) 748-1037 banksj@chesterfield.gov The Comprehensive Plan, which includes the Thoroughfare Plan, identifies county-wide transportation needs that are expected to mitigate traffic impacts of future growth. The anticipated traffic impact of the proposal has beenevaluated and recommendations are detailed in the chart below: Recommendation Applicant’s Proposal Cash Proffer Policy Offered in Accordance with Policy Proffered Condition1 VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov No comment 1316SN0513-2015SEPT15-CPC-RPT WATER AND WASTEWATER SYSTEMS Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov The development’s impacts on the County’s utility system are detailed in the chart below: Water and Wastewater Systems Currently Size of Existing LineConnection Required by County Code? Serviced? Water No 20”Yes Wastewater No 8”Yes The developer’s engineer will need to determine if adequate capacity remains in this line for the requested level of development. ENVIRONMENTAL Drainage, Erosion and Water Quality Staff Contact: Doug Pritchard (804-748-1028) pritchardd@chesterfield.gov Environmental Engineering has no comment on this request. 1416SN0513-2015SEPT15-CPC-RPT CASE HISTORY Applicant Submittals 7/6/2015 Application submitted– Rezone to R-MF and C-2 with CUPD 8/25/2015 Revised proffered conditions were submitted Community Meeting 8/24/2015 Issues Discussed Types of dwellings proposed Separation between adjacent homes in Home Acres subdivision Anticipated value of new homes Planning Commission Meeting 9/15/2015 Citizen Discussion No one spoke to support or oppose the case Commission Discussion Offers Board’s maximum acceptable cash proffer Recommendation: APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS IN ATTACHMENT 1 Motion: Patton Second: Wallin AYES: Gulley, Waller, Brown, Patton and Wallin The Board of Supervisors on Wednesday, October 28, 2015, beginning at 6:30 p.m., will consider this request. 1516SN0513-2015SEPT15-CPC-RPT ATTACHMENT 1 PROFFERED CONDITIONS Note: (STAFF/CPC) – Recommended by the Planning Commission and Staff With the approval of this request, Proffered Condition 8 and Textual Statement item III. E of Case 07SN0141 shall be amended as outlined below. All other conditions of Case 07SN0141 shall remain in force and effect. (STAFF/CPC)1. Cash Proffer. 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 infrastructure improvements within the service district for the property, unless state law prevents enforcement of that timing: A.$18,966.00 per dwelling unit for the period beginning the July 1 preceding the Board of Supervisors’ approval of the case through July 1 four years later, at which point the amount will be adjusted for the cumulative change in the Marshall and Swift Building Cost Index during that time period. B.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 by law. (B) D.Should any impact fees be imposed by the County of Chesterfield 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 be in addition to, any impact fees, in a manner determined by the County. (B&M) (STAFF/CPC)2. Garages. Front loaded attached garages shall be permitted to extend as far forward from the front line of the main dwelling as the front line of the front porch provided that the rooflines of the porch and garage are contiguous. Where the rooflines are not contiguous, garages shall be permitted to project a maximum of two (2) feet forward of the front line of the main dwelling. (P) 1616SN0513-2015SEPT15-CPC-RPT ATTACHMENT 2 CASE 07SN0141 APPROVED CONDITIONS 1716SN0513-2015SEPT15-CPC-RPT 1816SN0513-2015SEPT15-CPC-RPT 1916SN0513-2015SEPT15-CPC-RPT 2016SN0513-2015SEPT15-CPC-RPT ATTACHMENT 3 CASE 07SN0141 TEXTUAL STATEMENT 2116SN0513-2015SEPT15-CPC-RPT 2216SN0513-2015SEPT15-CPC-RPT 2316SN0513-2015SEPT15-CPC-RPT 2416SN0513-2015SEPT15-CPC-RPT 2516SN0513-2015SEPT15-CPC-RPT ATTACHMENT 4 SUPPLEMENTAL PUBLIC FACILITIES STATISTICS Schools Currently Serving Area Enon Elizabeth Davis Thomas Dale Elementary Middle School High School School Capacity Functional Functional Functional MembershipMembershipMembership pacity% Capacity% Capacity CapacityCapacityCapacity Categories % Ca Current and Projected 2014 520 57590 1243 1284 97 22392824 79 2 Figures 2015 532 -93 1289 - 100 2213- 78 2016 551 -96 1343 - 105 2189- 78 2021 550 -96 1339 - 104 2342- 83 Trailers Number of 3 4 - 1 Trailers 1 Trailers are not identified in the staff report for schools under 90% capacity. 2 Disclaimer: Please note that Projected Membership AND Functional Capacity are updated on an ANNUAL BASIS. They are based on the September 30 membership and Space Utilization Study Report for a given year. School boundary adjustments may be made to address over capacity levels. Nearby Public Facilities Fire Station Enon Fire Station, Company Number 6 EMS Facility River’s Bend Fire Station, Company Number 18 Library Enon Parks & Recreation R. Garland Dodd Park 2616SN0513-2015SEPT15-CPC-RPT